ZIP 89142 shows a current rent-versus-resale tension rather than a single unambiguous market signal. Zillow’s typical observed asking-rent index, which blends rental types, was $1,600 in June 2026, up 1.9% from the same month a year earlier. In wider context, the Las Vegas city asking-rent context was $1,721.81, the Clark County asking-rent context was $1,748, and the Las Vegas-Henderson-Paradise metro asking-rent context was $1,748. Thus, the ZIP-level asking-rent index sits below each broader-geography context, while later resale evidence shows a separate for-sale market moving upward.
The five-digit 89142 label is both a Zillow ZIP market identifier and a matched Census ZCTA. A ZCTA is a statistical area and is not identical to a USPS delivery ZIP. The ACS five-year survey reports a $1,566 median gross rent for occupied renter homes; that measure includes selected utilities and differs from Zillow’s asking-rent index. Zillow’s $1,600 reading is 2.2% above the ACS figure, a narrow gap that should not be read as agreement between identical rental populations, unit mixes, lease terms, or utility treatments. ACS is a backward-looking survey of occupied renter homes, whereas Zillow tracks typical observed asking rents.
The bedroom figures are modelled estimates, not measured bedroom rents. They scale the ZIP’s Zillow asking-rent index using the local HUD bedroom ladder: $1,229 for a studio, $1,363 for one bedroom, $1,600 for two bedrooms, $2,225 for three bedrooms, and $2,549 for four bedrooms. HUD’s Fair Market Rent or Small Area Fair Market Rent ladder is an administrative, bedroom-specific standard rather than asking rent. The modelled two-bedroom estimate equals 92.2% of the local HUD two-bedroom standard. That difference is useful for describing the relationship between the two systems, but it cannot establish what any particular two-bedroom unit is advertised for or leased at.
A simple 30% required-income screen converts the current $1,600 monthly asking-rent index into $64,000 of annual household income. This is arithmetic, not advice and not an applicant qualification rule. The ZIP’s ACS median household income was $71,233, placing the index-based screen at 27.0% of that all-household income measure; it is not a renter-income statistic. Separately, 54.5% of ACS renter households reported paying at least 30% of income toward gross rent. The Las Vegas city context burden share was 58.6% and the Clark County context burden share was 57.7%. These survey burden figures describe household-level conditions, not affordability or payment stress at any particular available unit.
Housing composition and vacancy add another reason to avoid treating the asking-rent index as a complete availability measure. The matched ZCTA contained 11,541 housing units, including 8,450 single-family units. Its overall vacancy rate was 10.2%, while renters occupied 38.7% of occupied homes. The ACS also counted units vacant for rent, but vacancy is not proof that a specific unit is currently available, competitively priced, habitable, or suitable for a given household. The stock counts, tenure mix, and vacancy measure are survey-based area descriptions rather than a current inventory feed for advertised rentals.
The rent history is positive but slower than its longer path. Exact same-month Zillow changes were 1.9% over one year, 1.9% annualized over three years, and 3.4% annualized over five years. Recent direction therefore confirms the longer-run upward direction while breaking from the earlier five-year pace. Historical coverage was 99.3%, supporting a nearly complete series for the stated period. Monthly rent changes annualize to 3.2% variability, so a single current reading deserves moderate rather than absolute confidence. The largest recorded peak-to-trough decline was 4.4%, showing that the path was not uniformly upward. Transparent discovery ranks were 1,587 for momentum, 1,949 for stability, and 1,981 for the balanced measure among history-eligible ZIPs, where a lower rank is higher. These are backward-looking measurements, not forecasts or investment recommendations.
The direct rolling-three-month ZIP resale observation describes for-sale transactions, not rental transactions. Median sold price was $380,414, up 3.8% year over year; 86 homes sold and median marketing time was 56 days. Inventory stood at 75 homes, down 24.7%, with 2.6 months of supply. Within this resale universe, the average sale-to-list ratio was 99.14%, and 25.02% of sales closed above list price. Annualized ZIP Zillow asking rent divided by the median sold price produces a 5.05% cross-source screening ratio only; it is not a cap rate, net return, expected return, or property yield. The resale price increase contrasts with the more modest asking-rent increase, challenging any attempt to treat rent momentum alone as a signal for the for-sale market.
The evidence has material limits at property level. Zillow is an index rather than a unit ledger; ACS is a survey of occupied renter homes; HUD is an administrative standard; and Redfin summarizes ZIP resale observations. Necessary property-level checks include the exact advertised rent, unit size and condition, bedroom count, included utilities, concessions, lease term, listing availability, and the date and attributes of relevant comparable sales. Those checks would determine whether a specific rental resembles the blended Zillow index, whether its gross cost differs from ACS treatment, and whether a particular property resembles the homes represented by the ZIP resale median.