3139 E Sahara Ave · Winchester, NV 89104

$90,000

1 bd · 1.0 ba · 651 sqft · Land public records · 14 Days on market

Built 2023 ↓ 7% since listing

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Why this score? — see what drove the C+ 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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredible STRIP VIEW and up close mountain view. Serious horse property potential. To be sold with adjoining 2.68-acre lot, APN 140-35-302-015, for nearly 4 acres total.

Key facts

• Stainless appliances
• Natural light
• Storage shed

Tags

• CORNER LOT
• STORAGE SHED
• STAINLESS APPLIANCES
• OPEN LAYOUT
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $90k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 79/100 on livability (#3 in NV, #2,272 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment D-.
• 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.
• Market conditions: Rents rising (+1.2%/yr); 145 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $135k (60%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.34%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.18% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-70
• Equity at exit: $13,419

10-year hold

• IRR: 7.6%
• Equity multiple: 1.53×
• Total profit: $13,321
• Equity at exit: $7,782

Cash invested: $25,200 (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 89104

• Rents YoY: 1.2%
• Active inventory: 145
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,115 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $259

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 72%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3135 S Mojave Rd Las Vegas, NV	1.0–2.0	1.0–2.0	855	$1,328	$1.55	2d	10	0.64mi
3030 Plaza St Unit Studio 3 Las Vegas, NV	1.0	1.0	400	$1,090	$2.73	23d	1	0.68mi
3030 Plaza St Unit Studio 2 Las Vegas, NV	1.0	1.0	400	$1,090	$2.73	23d	1	0.68mi
3200 McLeod Dr Las Vegas, NV	1.0–2.0	1.0–2.0	726	$1,137	$1.57	1d	19	0.74mi
3655 E Sahara Ave Las Vegas, NV	1.0–2.0	1.0	775	$975	$1.26	23d	10	0.75mi
1755 Palm St Las Vegas, NV	1.0–2.0	1.0	775	$1,076	$1.39	2d	10	0.77mi
2800 Fremont St Las Vegas, NV	2.0	1.0–2.0	771	$1,480	$1.92	3d	11	0.77mi
3168 S Eastern Ave #48 Las Vegas, NV	1.0	1.0	671	$1,050	$1.56	23d	1	0.89mi
2416 Clifford Ave Unit 119 Las Vegas, NV	2.0	1.0	730	$995	$1.36	23d	1	0.99mi
3040 E Charleston Blvd Las Vegas, NV	1.0	1.0	372	$789	$2.12	2d	10	1.05mi
118 S Mojave Rd Unit 6 Las Vegas, NV	1.0	1.0	429	$895	$2.09	23d	1	1.11mi
1175 S Mojave Rd Unit 3 Las Vegas, NV	1.0	1.0	385	$995	$2.58	23d	1	1.13mi
111 Greenbriar Townhouse Way Las Vegas, NV	1.0	1.0	660	$1,295	$1.96	20d	1	1.13mi
3356 Sylvia St Las Vegas, NV	2.0	1.0	731	$1,225	$1.68	3d	1	1.20mi
3356 Sylvia St Las Vegas, NV	2.0	1.0	731	$1,255	$1.72	23d	1	1.20mi
3210 S Sandhill Rd Las Vegas, NV	1.0–2.0	1.0–1.5	661	$1,221	$1.85	1d	12	1.27mi

Listing history 6 events

1. 2026-05-12
   listed $90,000 Active 353-char remark
2. 2015-04-22
   soldstatus $210,000 Sold 170-char remark

   Show marketing remark (170 chars)

   Incredible STRIP VIEW and up close mountain view. Serious horse property potential. To be sold with adjoining 2.68-acre lot, APN 140-35-302-015, for nearly 4 acres total.

3. 2015-04-10
   status Pending 170-char remark

   Show marketing remark (170 chars)

   Incredible STRIP VIEW and up close mountain view. Serious horse property potential. To be sold with adjoining 2.68-acre lot, APN 140-35-302-015, for nearly 4 acres total.

4. 2015-01-30
   status Exclusive Right 170-char remark

   Show marketing remark (170 chars)

   Incredible STRIP VIEW and up close mountain view. Serious horse property potential. To be sold with adjoining 2.68-acre lot, APN 140-35-302-015, for nearly 4 acres total.

5. 2014-09-05
   historical 170-char remark

   Show marketing remark (170 chars)

   Incredible STRIP VIEW and up close mountain view. Serious horse property potential. To be sold with adjoining 2.68-acre lot, APN 140-35-302-015, for nearly 4 acres total.

6. 2014-07-05
   listed $225,000 Exclusive Right 170-char remark

   Show marketing remark (170 chars)

   Incredible STRIP VIEW and up close mountain view. Serious horse property potential. To be sold with adjoining 2.68-acre lot, APN 140-35-302-015, for nearly 4 acres total.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,383
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$2,618
• Taxable income: $1,783
• Est. tax owed @ 24.0%: −$428
• After-tax cash flow: $2,682/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 — Winchester

• Score: 79/100
• State rank: #3
• US rank: #2272

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winchester, NV
• County: Clark County · 2,306,105 people
• City population: 39,883
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 39,937
• Household income: $52,228
• Rent vs Own: 57.8% rent · 42.2% own
• Severe rent burden: 2715.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 59% White 21% Two or more races 19% Black 9% Asian 5% Native American 4%
• Hispanic origin (detail): Mexican 45% Cuban 5%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 32% · Canada, South Korea, Jamaica
• Languages at home: 45% English-only · Spanish 48% Tagalog/Filipino 3% Other Asian/Pacific 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: ▼ -262.16%
• Current HPI: 305.4172
• Rent YoY: ▲ 1.18%
• 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

-6.7% since first listed

5 events — show timeline

• 2015-04-22 Sold (MLS) $210,000 GLVAR
• 2015-04-10 Pending — GLVAR
• 2015-01-30 Relisted — GLVAR
• 2014-09-05 Listing Removed — GLVAR
• 2014-07-05 Listed $225,000 GLVAR

Property tax history

+5.1%/yr

Latest (2025): $39,160 · +8.0% YoY. Source: county tax records.