Neighborhood
Water Street District
Henderson, Nevada US
Water Street District, Henderson, Nevada is a mid-priced, moderate-yield neighborhood with a moderate risk score and decent walkability. Prices are about 3% below the Henderson median and 3% below the Nevada median, while gross yield is 5.5%. Prices fell 2.0% over the past year. Water Street District has a Red Flag score of 48, walkability of 66, and education in the 27th percentile, so the main strength is the yield level and the main risk is the softer recent price trend.
AI Summary•Updated May 2026
Area
7.29 mi²
ZIP Code
89015
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 PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024
Verified Price · Median Sale
$404,880
YoY-2.0%
Gross Rental Yield
5.5%
Listed rent · ZORI annualized
Red Flag Index
Moderate
48 / 100
Walkability Score
66
OpenStreetMap POI density · national percentile
Education Score
27 / 100
Pre-pandemic SEDA (2018/19) · district proxy
AI Score
57
DistrictScore attractiveness · national model
Water Street District Property Prices & Rental Yield
Verified Redfin sale data and Zillow ZORI asking rent for Water Street District, Henderson.
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Sign in to view — freeMarket Economics Snapshot
May 2026| Metric | Value | YoY |
|---|---|---|
| Median Sale Price | $404,880 | -2.0% |
| Price / Sq Ft (Verified) | $251/sqft | -0.6% |
| Asking Rent (Median) | $1,860/mo | +3.5% |
| Gross Rental Yield | 5.5% | — |
| Liquidity Score | 48 / 100 | Moderate |
| Homes Sold (Period) | 217 | +11.3% |
Is Water Street District Safe? Natural-Hazard Risk
FEMA National Risk Index composite across eight hazards, plus inherited Nevada crime context.
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Sign in to view — free What Stands Out AI Insight
Above-average gross rental yield at 5.5%
Active transaction volume — 217 homes sold last period
Dense amenities — 36 dining & 23 grocery options nearby
Heat risk is Very High (100/100)
Earthquake risk is Very High (80/100)
Insights are generated from Water Street District's live DistrictScore metrics.
Water Street District 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
2015–20246.3 µg/m³ Meets EPA, above WHO guideline+85.9% since 2015
EPA 9WHO 5
20152024
Annual mean fine-particle (PM2.5) concentration at the Water Street District centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 59% of U.S. neighborhoods.
Nevada Crime Trend
FBI UCR20132024
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; Water Street District inherits the Nevada figures.
Radon Potential
EPAZone 3
Zone 3 — Lowest potential · Water Street District
EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.
Environmental Hazards
EPA / BTSIndustrial odor10 nearbyVery High
Point-source screening near Water Street District: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.
Walkability & Amenities in Water Street District
Amenity density and pedestrian access from OpenStreetMap points of interest.
Walkability & Amenities
OpenStreetMap POI66
Somewhat Walkable
Walkability Score
23
Grocery
36
Dining
9
Schools
1
Universities
6
Hospitals
2
Pharmacies
18
Parks
0
Rail Transit
0
Coworking
POI counts are amenities within Water Street District's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.
Water Street District vs Henderson vs Nevada
How Water Street District benchmarks against its city and state medians.
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Compare Water Street District against Henderson and Nevada medians — free with a DistrictScore account.
Sign in to view — freeBuying 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 & OwnershipApplies 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
Water Street District Real Estate FAQ
Water Street District, Henderson, Nevada has a gross yield of 5.5% and prices about 3% below the Henderson median and 3% below the Nevada median. Prices fell 2.0% over the past year, and the Red Flag score is 48. Walkability is 66.
Neighborhoods near Water Street District
Compare Water Street District with nearby neighborhoods in Henderson.
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