dynamic.RE
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An appreciation-lean market without the demand pressure to back it. The rent math runs thin.
What would change this read: a price correction (median already −14.6% YoY) or rent growth lifting rent-to-price toward 0.8%/mo would move this ZIP toward a cash-flow story. inventory, +3.4% YoY, is the number to watch.
The median listing price is down 14.6% YoY while the median home got down 2.0% bigger, so value per square foot is up 1.9%.
Min/max come from the active-listing pool; the median comes from Realtor's separate listing set — the two are not subsets of each other, so the median's position relative to the tiles above should not be read literally.
At the median, a $375K purchase rents for $2,200/mo: 0.59% of price per month against the 1% rule's 1.00%.
Not shown: 4 BR (sale only, no matching rent), 5 BR (sale only, no matching rent).
Sales here take about 38 days longer to go under contract than rentals (median across 3 property types).
Not shown: Apartment (rented here, not sold), Land (sold here, not rented), Multi-Family (rented here, not sold).
U.S. Census ACS characteristics for ZIP 89109 itself, not its parent county.
Renters hold 65.3% of this ZIP's 3,350 occupied households, on a median household income of $54K.
| Measure | ZIP 89109 | Clark County | Difference |
|---|---|---|---|
| Median Household Income | $54K | $76K | -$23K |
| Below Poverty Level | 27.9% | 13.0% | +14.9% |
| Median Age | 45.60 | 38.50 | +7.10 |
| Total Population | 6,504 | 2,329,548 | -- |
| Avg Household Size | 1.92 | 2.68 | -0.76 |
| Owner-Occupied | 34.7% | 57.8% | -23.0% |
| Worked From Home | 16.9% | 12.2% | +4.7% |
| Mean Commute | 28.10 | 25.10 | +3.00 |
Higher or lower is not itself good or bad — it describes the neighborhood, not the investment.
ZIP-level figures come from ZIP Code Tabulation Areas, which approximate but do not exactly match USPS ZIP codes. A missing value is suppressed or unavailable at this sample size, not zero. Estimates for 2019–2020 use the 2010 ZCTA boundaries and 2021–2024 the 2020 ones, so a step between those two years may be a boundary change rather than real movement.
County population is up 1.6% to 2,329,548: residents under 18 are up 0.1% and those 65 and over are up 3.7%.
County median household income is $76K, 13.0% of residents are below the poverty level, 12.2% work from home.