2205 N Jones Blvd · Las Vegas, NV 89108

$710,000

8 bd · 8.0 ba · 3,536 sqft · MultiFamily public records · 10 Days on market

Built 1984 7,405 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 +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• 1% rule +2.9/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 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

Discover an exceptional opportunity to reside in a vibrant Las Vegas locale, where comfort and convenience seamlessly intertwine, presenting an ideal income property opportunity. This delightful fourplex is fully occupied. Units have been upgraded. Each unit features two comfortable bedrooms and two full bathrooms across two well-designed stories, appealing to a broad range of renters. Nestled within a desirable neighborhood, this property provides easy access to local amenities and the dynamic energy of the city, significantly enhancing its rental appeal. With a combined living area of 884 square feet, there is ample space for daily living within each unit. The property boasts a substantia

Key facts

• 7,405 sq ft lot
• Built 1984
• Listed 10 days

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2.5-bath units multifamily listed at $710k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive. Per door: $40/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 $563k (20.7% below list).
• Recommended offer: $563k (20.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#2 in NV, #1,723 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime 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.
• Market conditions: Rents soft (-0.4%/yr); 319 active listings in the ZIP; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• At $5,627/mo this rent would consume 114% of the median local household income ($59k/yr) (locally 4437% 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 $5k of loan paydown is wiped out by about $21k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y ago; this cycle's ask is 44414% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $255k; list at $710k implies a 178% gain — meaningful room to come down on a strong offer.

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 $562,700 (20.7% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.39×
• Total profit: $-121,771
• Equity at exit: $105,863

10-year hold

• IRR: -16.1%
• Equity multiple: 0.21×
• Total profit: $-158,005
• Equity at exit: $61,388

Cash invested: $198,800 (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 89108

• Rents YoY: -0.4%
• Active inventory: 319
• Price-to-rent: 42.1×

Monthly cashflow live

• Estimated rent: $5,627 high
• Mortgage (P&I): −$3,723
• Tax from tax record: −$268 /mo · $3,218/yr
• Insurance: −$296
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,182
• Net cashflow: $158

Break-even live

Break-even rent $5,427

Max offer price $710,000

Occupancy floor 92%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2.5	$5,628
Total (4 units)			$5,627

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: $177,500
• Closing costs: $21,300
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $710,000 Active 10 DOM
2. 2026-06-17
   days on market $710,000 Active 9 DOM
3. 2026-06-16
   days on market $710,000 Active 8 DOM
4. 2026-06-15
   days on market $710,000 Active 7 DOM
5. 2026-06-13
   days on market $710,000 Active 5 DOM
6. 2026-06-08
   status $710,000 Active 1 DOM
7. 2026-06-07
   remarks 699-char remark
8. 2026-06-07
   listed $710,000 Coming Soon 1 DOM

ⓘ 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: $3,218 · $268/mo
• Projected year-2 tax: $4,189 · $349/mo
• Expected delta: +$971/yr (+$81/mo · 30.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°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: $67,524
• − Mortgage interest: −$39,771
• − Property taxes: −$3,218
• − Insurance: −$3,550
• − Repairs & maintenance: −$5,402
• − Management: −$5,402
• − Depreciation: −$20,655
• Taxable loss: −$10,473
• Est. tax savings @ 24.0%: +$2,514
• After-tax cash flow: $4,410/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 — Las Vegas

• Score: 80/100
• State rank: #2
• US rank: #1723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Las Vegas, NV
• County: Clark County · 2,306,105 people
• City population: 1,643,591
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 72,814
• Household income: $59,449
• Rent vs Own: 50.9% rent · 49.1% own
• Severe rent burden: 4437.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 50% White 27% Two or more races 17% Black 14% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 39% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 1% Italian 1% Romanian 1%
• Foreign-born: 25% · Canada
• Languages at home: 55% English-only · Spanish 41% Tagalog/Filipino 2% 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: ▼ -330.01%
• Current HPI: 300.5771
• Rent YoY: ▼ -0.43%
• 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

+798.7% since first listed

17 events — show timeline

• 2026-06-07 Coming Soon $710,000 GLVAR
• 2024-04-10 Rental Removed $1,595 APPFOLIO
• 2024-03-13 Price Changed $1,643 APPFOLIO
• 2024-02-06 Listed for Rent $1,595 APPFOLIO
• 2024-02-05 Rental Removed $1,595 APPFOLIO
• 2024-01-26 Rental Removed $1,595 APPFOLIO
• 2024-01-26 Listed for Rent $1,595 APPFOLIO
• 2024-01-26 Listed for Rent $900 APPFOLIO
• 2018-04-20 Listing Removed — GLVAR
• 2018-04-19 Listed $390,000 GLVAR
• 2003-04-30 Sold (Public Records) $255,000 Public Records
• 2001-03-29 Sold (Public Records) $229,000 Public Records
• 1999-05-14 Sold (Public Records) $190,000 Public Records
• 1993-12-30 Sold (Public Records) $176,000 Public Records
• 1990-01-03 Sold (Public Records) $30,000 Public Records
• 1987-01-13 Sold (Public Records) $158,000 Public Records
• 1983-10-11 Sold (Public Records) $79,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $3,218 · +7.9% YoY. Source: county tax records.