What is the rental yield in The Vistas, Las Vegas, Nevada?

The gross yield in The Vistas, Las Vegas, Nevada is 4.4. That sits alongside pricing 32% above Las Vegas and 31% above Nevada, while prices are down 6.8 over the past year. The Red Flag score is 60, walkability is 55, and education is in the 27th percentile.

How has The Vistas in Las Vegas, Nevada performed over the past year?

The Vistas in Las Vegas, Nevada has seen prices fall 6.8 over the past year. Pricing remains 32% above Las Vegas and 31% above Nevada, and gross yield is 4.4. The Red Flag score is 60, walkability is 55, and education is in the 27th percentile.

Neighborhood

The Vistas

Las Vegas, Nevada US

The Vistas in Las Vegas, Nevada has a moderate investment profile, with pricing 32% above Las Vegas and 31% above Nevada, a gross yield of 4.4, and prices down 6.8 over the past year. The main strength is walkability of 55. The main risk is a Red Flag score of 60, while education sits in the 27th percentile.

AI Summary•Updated May 2026

Area

1.32 mi²

ZIP Code

89138

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

$797,013

YoY-6.8%

Gross Rental Yield

4.4%

Listed rent · ZORI annualized

Red Flag Index

High

60 / 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

The Vistas Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for The Vistas, Las Vegas.

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$797,013	-6.8%
Price / Sq Ft (Verified)	$341/sqft	-2.4%
Asking Rent (Median)	$2,943/mo	+3.3%
Gross Rental Yield	4.4%	—
Liquidity Score	49 / 100	Moderate
Homes Sold (Period)	234	+18.8%

Is The Vistas Safe? Natural-Hazard Risk

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

Red Flag Breakdown

60 / 100

High Risk

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

Heat100Very High

Flood80Very High

Wildfire80Very High

Earthquake80Very High

Hail60High

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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What Stands Out AI Insight

Active transaction volume — 234 homes sold last period

Heat risk is Very High (100/100)

Flood risk is Very High (80/100)

Insights are generated from The Vistas's live DistrictScore metrics.

The Vistas 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

7.9 µg/m³ Meets EPA, above WHO guideline+61.4% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the The Vistas centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 95% 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; The Vistas inherits the Nevada figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · The Vistas

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

Walkability & Amenities in The Vistas

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

55

Somewhat Walkable

Walkability Score

3

Grocery

10

Dining

4

Schools

0

Universities

0

Hospitals

1

Pharmacies

32

Parks

0

Rail Transit

0

Coworking

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

The Vistas vs Las Vegas vs Nevada

How The Vistas benchmarks against its city and state medians.

Benchmark vs City & State

In The Vistas, the median sale price sits about 32% above the median for Las Vegas neighborhoods and about 31% above the statewide median. Gross rental yield is 4.4%, against 4.4% for Las Vegas neighborhoods and 4.5% statewide. Over the past 12 months, prices fell 6.8%. Transaction liquidity sits above the median for Las Vegas neighborhoods and above the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
The Vistas	$341/sqft	4.4%	49
Las Vegas	$258/sqft	4.4%	45
Nevada	$259/sqft	4.5%	39

Unlock the The Vistas benchmark

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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

Latest Las Vegas Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

The Vistas Real Estate FAQ

The Vistas in Las Vegas, Nevada shows a mixed profile. Pricing is 32% above Las Vegas and 31% above Nevada, gross yield is 4.4, and prices are down 6.8 over the past year. The Red Flag score is 60, with walkability of 55 and education in the 27th percentile.

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