Investment properties in Las Vegas Area, Henderson, Summerlin?

Question

Dear BPers,

I am looking to buy a duplex in the Hendreson, Las Vegas and Summerlin areas. I am hoping to find properties with NO HOA and I plan to live in one of the units. Any advise on the areas and zip codes to look at which are low on crime would be appreciated.

Best!

Stephanie Hardy · Answer

Out of those two zip codes, 89015 is the better choice, but it really depends on what part of those zip codes you are wanting to be in. Around boulder highway will be a little rougher than the more east you go, but I am not sure how well a rental would do way east. I am not completely familiar with the crime in those zip codes, though, so not too sure. I know as you are on boulder highway, heading a bit more north from there, it starts to get a little scarier...there are pockets out that way of good and bad - not so cut and dry.

Vamshi Ananth · Answer

Do you know of any off market properties which might be worth while looking into? Also I have heard your BP podcast 62. Got some useful information off it and much appreciate your insights. Please PM if you have any properties which you are interested in sharing. Also I am open to SFR selectively.

Blair Russell · Answer

Crime Mapping in Vegas is kind of vague, after all The Strip would be a "war zone" if you just take a look at the heat map. I would also suggest looking around UNLV, areas south of Flamingo, East of Paradise can be hit or miss, you just have to check it out for yourself as the crime map won't give you an accurate idea of what the neighborhood is like. I'm an advocate for the "scarier" parts of Vegas so take my advice with a grain of salt.

Michael Coxen · Answer

Hey Vamshi, I'd love to show you a few options when you're in town. There are a lot of HOA communities in the city, but they are avoidable. I agree with what was said as far as neighborhood goes. Definitely check out the crime mapping website. Drop me a line if you want to chat more.

Vamshi Ananth · Answer

Thanks for chiming in Stephanie. Congrats! on your new rental properties. Way to go!  Based on my search online I have found some properties east of the I 515 in Henderson to be reasonable. Zip codes like 89011 and 89015 etc. What's your opinion on the area east of I 515 as far as crime is concerned? I know I can probably look it up online but opinion of some one who is in the City and knows the place first hand it any day superior :)

I hear you on the places around UNLV. I think they might make some good student rentals. I would have to research the area though. I have been to Vegas many time and found the area east of the strip to be a bit rough. But as you go west of the Strip things are much nicer.

I would like to stay out of trouble and also attract better quality tenants, Summerlin and Henderson seem to be more interesting than Las Vegas in that regard, Spring Valley also seems to be a nice area especially given its proximity to the Strip.

Phillip Dwyer · Answer

@Vamshi Ananth  Summerlin master plan does not have any 2-4 unit properties that I'm aware of.  Summerlin has one master hoa with several sub associations.

Stephanie Hardy · Answer

@Vamshi Ananth Also, Trulia gives a decent map of the crime in the area that you could check out. I've found it to be helpful.

Stephanie Hardy · Answer

@Vamshi Ananth That doesn't really give much info to go off of. First off, it is very hard to find homes without HOAs in the Vegas valley. Second, most places that have duplexes are not in good parts of town. Summerlin really is probably low in crime in most parts of the town, same goes for most of Henderson, except when you start getting into the very east/northeast parts of it. In Las Vegas, you are pretty safe south of the strip and the west/southwest areas. Areas by Freemont St are the worst part of town as well as the upper east side (but that part is more North Las Vegas).

I am doubtful you will be able to find a duplex without an HOA in a low crime area...looking at the MLS (my husband is an agent), all the duplexes for sale are in the high crime part of town...your best luck would be to look for a duplex by UNLV. The crime is better in comparison (not great, but better) and renting would be to students, most likely.

Investment properties in Las Vegas Area, Henderson, Summerlin?

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