Housing market/Nevada/ZIP 89086
ZIP 89086 North Las Vegas, Nevada
Las Vegas-Henderson-North Las Vegas, NV MSA · Nevada. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
ZIP brief
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HUD schedule, ACS stock, and the 90–110% band for ZIP 89086 · NV — sent to you.
ZIP 89086 · NV
ACS rent vs 2BR SAFMR
ZIP 89086 — North Las Vegas, NV HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 89086
- 1-unit detached1,97256.4%
- 1-unit attached1795.1%
- 2–4 units1724.9%
- 5–49 units82023.5%
- 50+ units35210.1%
2–4 unit share 4.9% · 5–49 unit share 23.5% · combined 2–49 28.4%.
Units by bedrooms
Rent burden
- ACS median gross rent $1,684 (all bedrooms, occupied rentals).
- Median contract rent $1,413.
- Renters paying ≥30% of income 62.0%; ≥50% 27.6%.
- FY2027 2BR SAFMR $1,820 (1.081× ACS median gross rent).
Population
8,714 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: +43.8%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: 1 projects, 272 units.
- HUD project-based assisted MF: not published for this ZIP.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 4,540 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.
Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.
What the data shows
ZIP 89086 49.0% of occupied households are renters; vacancy is 9.4%; ACS median gross rent is $1,684; population increased +43.8% between the 2018 and 2023 ACS vintages; the housing stock includes 172 units in 2–4-unit structures and 820 units in 5–49-unit structures; 1 LIHTC projects totaling 272 units; FY2027 2BR SAFMR is $1,820 versus ACS median gross rent of $1,684. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.
Nevada research
ZIP 89086 is a Census / HUD profile for Las Vegas-Henderson-North Las Vegas, NV. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 89086 — North Las Vegas, NV HUD Section 8 Payment Standards / SAFMR·Nevada ZIP directory
Nearby ZIPs in this FMR area
Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is Nevada research. Brokerage is Georgia.
FAQ
What is the housing market like in ZIP 89086?
ZIP 89086 (Las Vegas-Henderson-North Las Vegas, NV MSA) has 8,714 residents, 3,165 households, a renter share of 49.0%, median household income of $74,478, and ACS 2023 median gross rent of $1,684. Vacancy is 9.4%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 89086?
ACS counts 36 units in 2-unit buildings, 136 in 3–4 unit buildings, 71 in 5–9, 488 in 10–19, and 261 in 20–49. Combined 2–49 unit stock is 992 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 89086?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,820. See the full schedule and 90–110% payment-standard band on the ZIP 89086 — North Las Vegas, NV HUD Section 8 Payment Standards / SAFMR.
Does this Nevada ZIP profile include Georgia listings?
No. ZIP 89086 is Census / HUD research for Las Vegas-Henderson-North Las Vegas, NV MSA. Jeff Crowe CRE does not list Nevada property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.