6979 Issac Ave · Sunrise Manor, NV 89156

$640,000

8 bd · 4.0 ba · 3,260 sqft · MultiFamily public records · 166 Days on market

Built 1983 6,970 sqft lot

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Prime investment opportunity with NO HOA located in the desirable Sunrise Mountain area. This income-producing fourplex sits on a 6,970 SF lot and offers 3,260 SF of living space comprised of four spacious 2-bedroom, 1-bath units. Each unit features its own private laundry room, providing added convenience and tenant appeal. The property offers ample on-site parking and strong rental performance, with units renting for approximately $1,150 per month, and two long term tenants, creating consistent cash flow with opportunities to increase rents. Ideally situated just minutes from shopping, dining, and outdoor recreation, with scenic city and mountain views. A turnkey asset in a high-demand rental area with long-term upside. Schedule your showing today.

Key facts

• Private laundry room
• 6,970 sq ft lot
• Built 1983

Tags

• PRIVATE LAUNDRY ROOM
• AMPLE ON-SITE PARKING
• SCENIC CITY AND MOUNTAIN VIEWS

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $640k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive. Per door: $76/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $514k (19.7% below list).
• Recommended offer: $514k (19.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#83 in NV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Clark County School District (urban): math 21% / reading 39% proficiency, ranked #11 of 17 in NV (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hickey Liliam Lujan Es (math 7% / reading 19%, grade F, #364 of 402 statewide, top 91%, 679 students, 100% FRL); Bailey Dr William H Ms (math 9% / reading 26%, grade F, #83 of 109 statewide, top 78%, 1,294 students, 100% FRL); Sunrise Mountain Hs (math 3% / reading 21%, grade F, #117 of 131 statewide, top 91%, 2,622 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 30% district-wide (-16 pts) — the specific schools serving this property underperform the Clark County School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 162 active listings in the ZIP; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• At $5,140/mo this rent would consume 88% of the median local household income ($70k/yr) (locally 895% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k of value loss. Plan a longer hold.
• Clark County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($563k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 16y ago; this cycle's ask is 55552% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $465k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $514,000 (19.7% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.80% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.03%
• DSCR: 1.09
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.87% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.47×
• Total profit: $-95,518
• Equity at exit: $95,426

10-year hold

• IRR: -10.2%
• Equity multiple: 0.43×
• Total profit: $-102,071
• Equity at exit: $55,336

Cash invested: $179,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 71 Landlord-Friendly
• State Nevada: 71 Landlord-Friendly · R+1
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; Clark County (Vegas) had pandemic backlogs; generally landlord-friendly but courts slow.

Methodology + full state rankings →

ZIP-level market 89156

• Home prices YoY: -18.2%
• Rents YoY: 0.9%
• Active inventory: 162
• Price-to-rent: 41.5×

Monthly cashflow live

• Estimated rent: $5,140 high
• Mortgage (P&I): −$3,356
• Tax from tax record: −$135 /mo · $1,615/yr
• Insurance: −$267
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,079
• Net cashflow: $303

Break-even live

Break-even rent $4,756

Max offer price $640,000

Occupancy floor 89%

Sensitivity live

Price	-10% $665	-5% $484	+0% $303	+5% $122	+10% $-59
Rent	-10% $-103	-5% $100	+0% $303	+5% $506	+10% $709
Rate	-1.0pp $625	-0.5pp $466	base $303	+0.5pp $137	+1.0pp $-31

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,140
Total (4 units)			$5,140

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $160,000
• Closing costs: $19,200
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   statusdays on market $640,000 Active 166 DOM
2. 2026-06-18
   days on market $640,000 Active Under Contract 163 DOM
3. 2026-06-17
   days on market $640,000 Active Under Contract 162 DOM
4. 2026-06-16
   days on market $640,000 Active Under Contract 161 DOM
5. 2026-06-15
   days on market $640,000 Active Under Contract 160 DOM
6. 2026-06-13
   statusdays on market $640,000 Active Under Contract 158 DOM
7. 2026-06-09
   days on market $640,000 Active 154 DOM
8. 2026-06-08
   days on market $640,000 Active 153 DOM
9. 2026-06-08
   days on market $640,000 Active 152 DOM
10. 2026-06-03
    days on market $640,000 Active 148 DOM
11. 2026-06-02
    pricedays on market $640,000 Active 147 DOM
12. 2026-06-01
    days on market $639,800 Active 146 DOM
13. 2026-05-31
    days on market $639,800 Active 145 DOM
14. 2026-04-29
    listed $1,150
15. 2026-04-01
    price $639,800 760-char remark

    Show marketing remark (760 chars)

    Prime investment opportunity with NO HOA located in the desirable Sunrise Mountain area. This income-producing fourplex sits on a 6,970 SF lot and offers 3,260 SF of living space comprised of four spacious 2-bedroom, 1-bath units. Each unit features its own private laundry room, providing added convenience and tenant appeal. The property offers ample on-site parking and strong rental performance, with units renting for approximately $1,150 per month, and two long term tenants, creating consistent cash flow with opportunities to increase rents. Ideally situated just minutes from shopping, dining, and outdoor recreation, with scenic city and mountain views. A turnkey asset in a high-demand rental area with long-term upside. Schedule your showing today.

16. 2026-03-20
    price $639,900 760-char remark

    Show marketing remark (760 chars)

    Prime investment opportunity with NO HOA located in the desirable Sunrise Mountain area. This income-producing fourplex sits on a 6,970 SF lot and offers 3,260 SF of living space comprised of four spacious 2-bedroom, 1-bath units. Each unit features its own private laundry room, providing added convenience and tenant appeal. The property offers ample on-site parking and strong rental performance, with units renting for approximately $1,150 per month, and two long term tenants, creating consistent cash flow with opportunities to increase rents. Ideally situated just minutes from shopping, dining, and outdoor recreation, with scenic city and mountain views. A turnkey asset in a high-demand rental area with long-term upside. Schedule your showing today.

17. 2026-02-18
    price $640,000 760-char remark

    Show marketing remark (760 chars)

    Prime investment opportunity with NO HOA located in the desirable Sunrise Mountain area. This income-producing fourplex sits on a 6,970 SF lot and offers 3,260 SF of living space comprised of four spacious 2-bedroom, 1-bath units. Each unit features its own private laundry room, providing added convenience and tenant appeal. The property offers ample on-site parking and strong rental performance, with units renting for approximately $1,150 per month, and two long term tenants, creating consistent cash flow with opportunities to increase rents. Ideally situated just minutes from shopping, dining, and outdoor recreation, with scenic city and mountain views. A turnkey asset in a high-demand rental area with long-term upside. Schedule your showing today.

18. 2026-02-16
    price $659,900 760-char remark

    Show marketing remark (760 chars)

    Prime investment opportunity with NO HOA located in the desirable Sunrise Mountain area. This income-producing fourplex sits on a 6,970 SF lot and offers 3,260 SF of living space comprised of four spacious 2-bedroom, 1-bath units. Each unit features its own private laundry room, providing added convenience and tenant appeal. The property offers ample on-site parking and strong rental performance, with units renting for approximately $1,150 per month, and two long term tenants, creating consistent cash flow with opportunities to increase rents. Ideally situated just minutes from shopping, dining, and outdoor recreation, with scenic city and mountain views. A turnkey asset in a high-demand rental area with long-term upside. Schedule your showing today.

19. 2026-02-13
    status Active 760-char remark

    Show marketing remark (760 chars)

    Prime investment opportunity with NO HOA located in the desirable Sunrise Mountain area. This income-producing fourplex sits on a 6,970 SF lot and offers 3,260 SF of living space comprised of four spacious 2-bedroom, 1-bath units. Each unit features its own private laundry room, providing added convenience and tenant appeal. The property offers ample on-site parking and strong rental performance, with units renting for approximately $1,150 per month, and two long term tenants, creating consistent cash flow with opportunities to increase rents. Ideally situated just minutes from shopping, dining, and outdoor recreation, with scenic city and mountain views. A turnkey asset in a high-demand rental area with long-term upside. Schedule your showing today.

20. 2026-01-31
    historical Active Under Contract 760-char remark

    Show marketing remark (760 chars)

    Prime investment opportunity with NO HOA located in the desirable Sunrise Mountain area. This income-producing fourplex sits on a 6,970 SF lot and offers 3,260 SF of living space comprised of four spacious 2-bedroom, 1-bath units. Each unit features its own private laundry room, providing added convenience and tenant appeal. The property offers ample on-site parking and strong rental performance, with units renting for approximately $1,150 per month, and two long term tenants, creating consistent cash flow with opportunities to increase rents. Ideally situated just minutes from shopping, dining, and outdoor recreation, with scenic city and mountain views. A turnkey asset in a high-demand rental area with long-term upside. Schedule your showing today.

21. 2026-01-16
    price $660,000 760-char remark

    Show marketing remark (760 chars)

    Prime investment opportunity with NO HOA located in the desirable Sunrise Mountain area. This income-producing fourplex sits on a 6,970 SF lot and offers 3,260 SF of living space comprised of four spacious 2-bedroom, 1-bath units. Each unit features its own private laundry room, providing added convenience and tenant appeal. The property offers ample on-site parking and strong rental performance, with units renting for approximately $1,150 per month, and two long term tenants, creating consistent cash flow with opportunities to increase rents. Ideally situated just minutes from shopping, dining, and outdoor recreation, with scenic city and mountain views. A turnkey asset in a high-demand rental area with long-term upside. Schedule your showing today.

22. 2026-01-02
    listed $680,000 Active 760-char remark

    Show marketing remark (760 chars)

    Prime investment opportunity with NO HOA located in the desirable Sunrise Mountain area. This income-producing fourplex sits on a 6,970 SF lot and offers 3,260 SF of living space comprised of four spacious 2-bedroom, 1-bath units. Each unit features its own private laundry room, providing added convenience and tenant appeal. The property offers ample on-site parking and strong rental performance, with units renting for approximately $1,150 per month, and two long term tenants, creating consistent cash flow with opportunities to increase rents. Ideally situated just minutes from shopping, dining, and outdoor recreation, with scenic city and mountain views. A turnkey asset in a high-demand rental area with long-term upside. Schedule your showing today.

23. 2025-03-05
    historical
24. 2025-02-20
    historical Active Under Contract
25. 2025-02-20
    listed $660,000 Active
26. 2025-02-18
    historical
27. 2024-04-10
    historical $1,095
28. 2024-03-20
    price $1,095
29. 2024-01-12
    listed $1,150
30. 2022-11-18
    historical
31. 2022-09-29
    status Active
32. 2022-08-31
    historical Active Under Contract
33. 2022-08-22
    status Active
34. 2022-08-19
    historical Active Under Contract
35. 2022-08-03
    status Active
36. 2022-07-26
    historical Active Under Contract
37. 2022-07-15
    listed $595,000 Active
38. 2021-11-18
    soldstatus $465,000 Closed
39. 2021-11-18
    soldstatus $465,000
40. 2021-09-17
    status Pending
41. 2021-09-08
    listed $498,000 Active
42. 2014-07-29
    historical
43. 2014-04-21
    listed $210,000 Exclusive Right
44. 2010-06-16
    historical
45. 2010-06-16
    soldstatus $85,000
46. 2010-04-30
    listed $68,000
47. 2004-04-29
    soldstatus $290,000
48. 2000-10-05
    soldstatus $200,000
49. 1995-08-09
    soldstatus $148,400
50. 1986-07-15
    soldstatus $162,919

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NV · Resets to sale price

• Current annual tax: $1,615 · $135/mo
• Projected year-2 tax: $3,776 · $315/mo
• Expected delta: +$2,161/yr (+$180/mo · 133.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥106°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $61,680
• − Mortgage interest: −$35,850
• − Property taxes: −$1,615
• − Insurance: −$3,200
• − Repairs & maintenance: −$4,934
• − Management: −$4,934
• − Depreciation: −$18,618
• Taxable loss: −$7,472
• Est. tax savings @ 24.0%: +$1,793
• After-tax cash flow: $5,431/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Clark County School District
• NCES district ID: 3200060
• Math proficiency: 21% ▼ -13.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $53,611
• Composite: 26.48/100
• National rank: #7211
• State rank: #11 of 17 in NV

Livability — Sunrise Manor

• Score: 58/100
• State rank: #83
• US rank: #20692

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D Housing A+ Health & safety F User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunrise Manor, NV
• County: Clark County · 2,306,105 people
• City population: 102,557
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 30,052
• Household income: $69,767
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 895.0

Population outlook (Clark County) Hauer SSP2

• Today (2025): 2,504,101 people
• By 2030: 2,693,770 · +7.6%
• By 2040: 3,061,208 · +22.2%
• By 2050: 3,400,072 · +35.8%
• By 2075: 4,139,522 · +65.3%
• By 2100: 4,596,916 · +83.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 53% White 26% Two or more races 21% Black 11% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Romanian 1% Slovak 1% Russian 1%
• Foreign-born: 22% · Canada
• Languages at home: 57% English-only · Spanish 39% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Clark

• 2024 margin: Toss-up / Even · D 50.4% · R 47.8% · Other 1.7%
• 2008→2024 swing: -16.5pp toward R · 2008: 19.1pp · 2024: 2.6pp
• All cycles: 2024: D+2.6 2020: D+9.3 2016: D+10.7 2012: D+14.5 2008: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.96%
• Current HPI: 295.5254
• Rent YoY: ▲ 0.87%
• Metro: Las Vegas-Henderson-Paradise, NV
• State GDP YoY: ▲ 3.08%
• F500 in state: 6

Industry mix (Fortune 500 HQ in NV)

Industry	F500 HQs	Revenue
▸Hotels / Casinos	3	$36B

Price history

-99.3% since first listed

37 events — show timeline

• 2026-04-29 Listed for Rent $1,150 APPFOLIO
• 2026-04-01 Price Changed $639,800 GLVAR
• 2026-03-20 Price Changed $639,900 GLVAR
• 2026-02-18 Price Changed $640,000 GLVAR
• 2026-02-16 Price Changed $659,900 GLVAR
• 2026-02-13 Relisted — GLVAR
• 2026-01-31 Contingent — GLVAR
• 2026-01-16 Price Changed $660,000 GLVAR
• 2026-01-02 Listed $680,000 GLVAR
• 2025-03-05 Listing Removed — GLVAR
• 2025-02-20 Contingent — GLVAR
• 2025-02-20 Listed $660,000 GLVAR
• 2025-02-18 Coming Soon — GLVAR
• 2024-04-10 Rental Removed $1,095 APPFOLIO
• 2024-03-20 Price Changed $1,095 APPFOLIO
• 2024-01-12 Listed for Rent $1,150 APPFOLIO
• 2022-11-18 Listing Removed — GLVAR
• 2022-09-29 Relisted — GLVAR
• 2022-08-31 Contingent — GLVAR
• 2022-08-22 Relisted — GLVAR
• 2022-08-19 Contingent — GLVAR
• 2022-08-03 Relisted — GLVAR
• 2022-07-26 Contingent — GLVAR
• 2022-07-15 Listed $595,000 GLVAR
• 2021-11-18 Sold (Public Records) $465,000 Public Records
• 2021-11-18 Sold (MLS) $465,000 GLVAR
• 2021-09-17 Pending — GLVAR
• 2021-09-08 Listed $498,000 GLVAR
• 2014-07-29 Listing Removed — GLVAR
• 2014-04-21 Listed $210,000 GLVAR
• 2010-06-16 Sold (MLS) $85,000 GLVAR
• 2010-06-16 Listing Removed — GLVAR
• 2010-04-30 Listed $68,000 GLVAR
• 2004-04-29 Sold (Public Records) $290,000 Public Records
• 2000-10-05 Sold (Public Records) $200,000 Public Records
• 1995-08-09 Sold (Public Records) $148,400 Public Records
• 1986-07-15 Sold (Public Records) $162,919 Public Records

Property tax history

-1.3%/yr

Latest (2025): $1,615 · -14.7% YoY. Source: county tax records.