What is the rental yield in Downtown East, Las Vegas, Nevada?

Gross yield in Downtown East, Las Vegas, Nevada is 4.0%. Pricing is about 3% above both the city and state medians, and prices are down 3.9% over the past year. Walkability is 59, education is in the 27th percentile, and the Red Flag score is 48.

How has pricing changed in Downtown East, Las Vegas, Nevada over the past year?

Prices in Downtown East, Las Vegas, Nevada are down 3.9% over the past year. Pricing still sits about 3% above both the city and state medians. Gross yield is 4.0%, walkability is 59, and the Red Flag score is 48.

How does Downtown East compare with Las Vegas and Nevada overall?

Downtown East, Las Vegas, Nevada is priced about 3% above Las Vegas and 3% above Nevada overall. Gross yield is 4.0%, prices are down 3.9% over the past year, walkability is 59, education is in the 27th percentile, and the Red Flag score is 48.

What are the main market signals in Downtown East, Las Vegas, Nevada?

Downtown East, Las Vegas, Nevada combines pricing close to local medians with moderate walkability. Pricing is about 3% above both the city and state medians, gross yield is 4.0%, prices are down 3.9% over the past year, and the Red Flag score is 48.

Neighborhood

Downtown East

Las Vegas, Nevada US

Downtown East, Las Vegas, Nevada has a balanced but moderate investment profile: pricing is about 3% above both the city and state medians, gross yield is 4.0%, and prices are down 3.9% over the past year. It has walkability of 59, education in the 27th percentile, and a Red Flag score of 48, so the strength is pricing close to local medians with moderate walkability, while the risk is the modest yield and moderate risk score.

AI Summary•Updated May 2026

Area

1.02 mi²

ZIP Code

89101

County

Clark County

State

Nevada

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5US Census ACS / TIGER 2024

Verified Price · Median Sale

$354,895

YoY-3.9%

Gross Rental Yield

4.0%

Listed rent · ZORI annualized

Red Flag Index

Moderate

48 / 100

Walkability Score

Somewhat Walkable

OpenStreetMap POI density · national percentile

Education Score

27 / 100

Limited · better than 27% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

Downtown East Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Downtown East, Las Vegas.

Unlock the Downtown East 12-month price trend

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$354,895	-3.9%
Price / Sq Ft (Verified)	$266/sqft	-3.4%
Asking Rent (Median)	$1,176/mo	-2.5%
Gross Rental Yield	4.0%	—
Liquidity Score	26 / 100	Low
Homes Sold (Period)	63	+31.3%

Is Downtown East Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Nevada crime context.

Red Flag Breakdown

48 / 100

Moderate Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Earthquake100Very High

Heat100Very High

Flood60High

Hail60High

Wildfire20Low

Hurricane20Low

Tornado20Low

Strong Wind20Low

8/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Nevada averaged 26.0 crimes and 4.0 violent per 1,000 residents (-11.1% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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Tract-level hazard heatmap & parcel detail with Pro

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See all eight FEMA hazard scores — free with a DistrictScore account.

What Stands Out AI Insight

Active transaction volume — 63 homes sold last period

Earthquake risk is Very High (100/100)

Heat risk is Very High (100/100)

Insights are generated from Downtown East's live DistrictScore metrics.

Downtown East Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Nevada-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

6.8 µg/m³ Meets EPA, above WHO guideline+71.3% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Downtown East centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 76% of U.S. neighborhoods.

Nevada Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	26.0	4.0	-11.1%
2023	29.7	4.3	+5.2%
2022	28.6	4.6	+8.3%
2021	26.6	4.3	+11.9%
2020	23.9	4.6	-14.3%
2019	28.3	5.0	—

Reported at the state level — the finest official US crime aggregation; Downtown East inherits the Nevada figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · Downtown East

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Walkability & Amenities in Downtown East

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

59

Somewhat Walkable

Walkability Score

13

Grocery

6

Dining

6

Schools

0

Universities

0

Hospitals

0

Pharmacies

3

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within Downtown East's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Downtown East vs Las Vegas vs Nevada

How Downtown East benchmarks against its city and state medians.

Benchmark vs City & State

In Downtown East, the median sale price sits about 3% above the median for Las Vegas neighborhoods and about 3% above the statewide median. Gross rental yield is 4.0%, against 4.4% for Las Vegas neighborhoods and 4.5% statewide. Over the past 12 months, prices fell 3.9%. Transaction liquidity sits below the median for Las Vegas neighborhoods and below the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Downtown East	$266/sqft	4.0%	26
Las Vegas	$258/sqft	4.4%	45
Nevada	$259/sqft	4.5%	39

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Buying Property in the US as a Foreigner

Federal & Nevada tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.50% average effective rate (statewide average; set and collected locally).

State Income Tax

No state income tax — rental income is not taxed at the state level.

State Capital Gains

No state capital gains tax.

Transfer Tax

Real estate transfer tax: real property transfer tax ~$1.95 per $500.

Assessment Cap

No Proposition 13-style assessment cap; property is reassessed at market value.

Mansion Tax / Rent Control

No statewide mansion tax or statewide rent control.

US citizens & tax residents6

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Nevada property-tax guidance for foreign buyers

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Guaranteed Rate • Jun 18, 2026

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Eye On Housing • Jun 18, 2026

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Altus Group • Jun 18, 2026

Downtown East Real Estate FAQ

Downtown East, Las Vegas, Nevada has a balanced profile in the numbers. Pricing is about 3% above both the city and state medians, gross yield is 4.0%, and prices are down 3.9% over the past year. Walkability is 59 and the Red Flag score is 48.

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