ZIP 89081, which is Zillow’s ZIP market identifier, registered a June 2026 Zillow ZORI of $1,994. ZORI is a typical observed asking-rent index blended across rental types, rather than a lease-specific quote or a count of available units. The North Las Vegas city rent context was $1,846, while the Clark County context and Las Vegas-Henderson-Paradise, NV metro context were each $1,748; those wider-area figures are context, not ZIP observations. The ZIP’s higher asking-rent index is therefore the immediate tension, but it does not establish the rent, condition, or availability of any individual home.
The matched Census ZCTA reported median gross rent of $1,970 in the ACS 2024 five-year survey, placing the ZIP asking-rent index 1.2% higher. A ZCTA is a Census statistical area and is not identical to a USPS delivery ZIP, even though this ZCTA matches the 89081 Zillow market label. ACS median gross rent describes occupied renter homes over a five-year survey period and includes selected utilities, so it is not interchangeable with an asking-rent index. The local HUD two-bedroom standard was $1,735, and the ZORI stood 14.9% above it; HUD FMR or SAFMR is an administrative bedroom-specific standard, not asking rent.
The bedroom view is deliberately modelled rather than observed. Scaling ZIP ZORI by the local HUD bedroom ladder produces modelled monthly estimates of $1,532 for a studio, $1,699 for one bedroom, $1,994 for two bedrooms, $2,773 for three bedrooms, and $3,177 for four bedrooms. These are modelled estimates that preserve the local HUD size relationship; they are never measured bedroom rents or substitutes for current unit-level listings. Their main use is to frame how the ZIP-wide asking-rent signal changes across bedroom sizes while keeping the underlying rental evidence separate from HUD’s administrative standards.
A mechanical 30% required-income screen converts the current ZIP ZORI into $79,760 of annual household income. That figure is arithmetic only, not advice and not an applicant qualification rule. It sits below the ZCTA median household income of $91,733, and the ZIP asking-rent-to-income screen is 26.1%. Yet the ACS burden measure shows that 58.2% of renter households reported spending at least 30% of income on rent. The apparent contrast matters: an aggregate median-income screen can look less strained while a large share of surveyed renters still reports burden. Neither measure proves affordability, hardship, or eligibility for a particular household or unit.
The same ACS ZCTA survey estimates 41,408 residents and 14,230 housing units. Its 6.4% vacancy rate and 33.0% renter share describe the area’s stock and occupancy structure, not a live inventory feed. Single-family structures account for 11,907 units, compared with 695 units in larger multifamily buildings, while 422 vacant units were classified as for rent. That composition supplies useful context for interpreting a ZIP-wide index, but it cannot demonstrate that a particular rental is vacant, competitively priced, or suitable. It also cannot establish how many of the reported vacant-for-rent units are actively marketed at today’s asking rents.
Backward-looking Zillow history shows a positive but slowing path: exact same-month changes annualized to 0.6% over one year, 1.1% over three years, and 3.6% over five years. Recent direction therefore confirms continued growth but breaks from the stronger longer-run pace. The history has 138 observations with 100% stated coverage, supporting continuity of the index record. Monthly-return variability annualized to 2.5%, indicating limited movement around the trend rather than a highly erratic series; that supports somewhat more confidence in the current index snapshot than a volatile history would. Separately, the largest historical peak-to-trough drawdown was 2.6%, showing prior declines remained shallow. Its 75.4 stability score ranked 714 among history-eligible ZIPs nationally, a transparent discovery measure rather than a forecast or investment signal.
Redfin’s direct rolling-three-month ZIP resale observation belongs solely to the for-sale market, not rental transactions. Median sold price was $429,896, up 2.4% year over year, with 167 homes sold, 313 active listings, inventory of 141 homes, 44 median days on market, and 2.6 months of supply. Sale-to-list averaged 99.3%; 22.9% of sales exceeded list price and 31.9% went off market within two weeks. Those mixed liquidity signals sit beside a 5.6% annualized-ZORI-to-median-price screening ratio. That ratio is only a cross-source screen, not a cap rate, property yield, net return, or expected return. Resale prices rising faster than the recent rent index challenges any simple reading of stable rent history as a full property-economics conclusion.
The evidence is strongest as a bounded comparison of different measures: current ZIP asking rent is above city, county, and metro context; ACS shows a near-level occupied-home gross-rent median but substantial reported renter burden; and resale activity shows a separate sales market with neither rental comparables nor operating economics. No figure here forecasts rents, prices, vacancy, or investment outcomes. Property-level review should test actual same-bedroom asking rents, lease length, concessions, utility inclusions, unit condition, current availability, and the specific sale’s list-price history and comparable sales. The practical question is whether those unit-level facts align with the ZIP-wide signals rather than whether any one index can answer the property decision alone.