Housing market/Nevada/ZIP 89104
ZIP 89104 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.
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HUD schedule, ACS stock, and the 90–110% band for ZIP 89104 · NV — sent to you.
ZIP 89104 · NV
ACS rent vs 2BR SAFMR
ZIP 89104 — 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 89104
- 1-unit detached7,51245.0%
- 1-unit attached4392.6%
- 2–4 units1,2927.7%
- 5–49 units4,48926.9%
- 50+ units1,1647.0%
- Mobile1,79910.8%
2–4 unit share 7.7% · 5–49 unit share 26.9% · combined 2–49 34.6%.
Units by bedrooms
Rent burden
- ACS median gross rent $1,138 (all bedrooms, occupied rentals).
- Median contract rent $977.
- Renters paying ≥30% of income 53.1%; ≥50% 30.2%.
- FY2027 2BR SAFMR $1,570 (1.380× ACS median gross rent).
Population
39,883 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: +3.0%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: 5 projects, 904 units.
- HUD project-based assisted MF: 1 properties, 10 assisted units.
- 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 89104 56.7% of occupied households are renters; vacancy is 10.5%; ACS median gross rent is $1,138; population increased +3.0% between the 2018 and 2023 ACS vintages; the housing stock includes 1,292 units in 2–4-unit structures and 4,489 units in 5–49-unit structures; 5 LIHTC projects totaling 904 units; FY2027 2BR SAFMR is $1,570 versus ACS median gross rent of $1,138. 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 89104 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 89104 — 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 89104?
ZIP 89104 (Las Vegas-Henderson-North Las Vegas, NV MSA) has 39,883 residents, 14,951 households, a renter share of 56.7%, median household income of $50,945, and ACS 2023 median gross rent of $1,138. Vacancy is 10.5%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 89104?
ACS counts 279 units in 2-unit buildings, 1,013 in 3–4 unit buildings, 1,860 in 5–9, 1,325 in 10–19, and 1,304 in 20–49. Combined 2–49 unit stock is 5,781 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 89104?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,570. See the full schedule and 90–110% payment-standard band on the ZIP 89104 — Las Vegas, NV HUD Section 8 Payment Standards / SAFMR.
Does this Nevada ZIP profile include Georgia listings?
No. ZIP 89104 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.