505 Kolson Cir · Paradise, NV 89119

$680,000

8 bd · 4.0 ba · 3,528 sqft · MultiFamily public records · 316 Days on market

Built 1963 7,405 sqft lot

---

Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• 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

PERFECT INVESTOR SPECIAL ALL 4 UNITS ARE 2 BEDROOM 1 BATH STACKABLE WASHER AND DRYERS IN EACH UNIT INCLUDED : VERY CLOSE TO THE STRIP / UNLV / SHOPPING / SHOOLS / MALL AND AIRPORT

Key facts

• Fresh paint
• Keyless entry
• New flooring

Tags

• NEW FLOORING
• UPDATED BATHROOM
• FRESH PAINT
• KEYLESS ENTRY
• UPDATED KITCHEN
• NEW WINDOWS

Property features AI

Finance

• Other: Month-to-month lease option; Tenants pay electricity and water; Pets not allowed
• Financial info: Operating expenses reported at $11,502; Professional management expense reported at $4,800; Utilities expense reported at $1,652; Insurance expense reported at $2,100; Actual rent per unit reported at $1,195 (per unit)

Exterior

• Utilities: Public water; Public sewer
• Home design: Fourplex (1 building with 4 units); 2 stories; Resale in very good condition
• Construction: Brick and stucco construction; Tile roof
• Exterior features: Balcony

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Four two-bedroom units (each unit has 2 bedrooms)
• Flooring: Luxury vinyl plank; Tile
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Unfurnished; Storage
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $680k.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive. Per door: $641/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $680k).
• Recommended offer: $598k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#10 in NV, #3,494 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A-, cost of living B; Watch: employment D+, schools F, crime 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 soft (-1.8%/yr); 199 active listings in the ZIP; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• At $8,320/mo this rent would consume 213% of the median local household income ($47k/yr) (locally 4678% 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 $20k 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 316 days — a 12% lower offer ($598k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $550k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $598,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 316 days. Have you received any prior offers? Is the seller open to a 12% 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. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is D 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?
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: 1.22% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.15%
• DSCR: 1.72
• GRM: 6.8

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: 4.0%
• Equity multiple: 1.15×
• Total profit: $28,380
• Equity at exit: $101,390

10-year hold

• IRR: 10.7%
• Equity multiple: 1.73×
• Total profit: $139,483
• Equity at exit: $58,794

Cash invested: $190,400 (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 89119

• Rents YoY: -1.8%
• Active inventory: 199
• Price-to-rent: 27.2×

Monthly cashflow live

• Estimated rent: $8,320 high
• Mortgage (P&I): −$3,566
• Tax from tax record: −$160 /mo · $1,923/yr
• Insurance: −$283
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,747
• Net cashflow: $2,563

Break-even live

Break-even rent $5,075

Max offer price $680,000

Occupancy floor 64%

Sensitivity live

Price	-10% $2,948	-5% $2,756	+0% $2,563	+5% $2,371	+10% $2,178
Rent	-10% $1,906	-5% $2,235	+0% $2,563	+5% $2,892	+10% $3,220
Rate	-1.0pp $2,906	-0.5pp $2,736	base $2,563	+0.5pp $2,387	+1.0pp $2,208

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$8,320
Total (4 units)			$8,320

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: $170,000
• Closing costs: $20,400
• Reserves months: —
• Total cash needed: —

Listing history 49 events

1. 2026-06-13
   statusdays on market $680,000 Pending 316 DOM
2. 2026-06-09
   days on market $680,000 Active 314 DOM
3. 2026-06-08
   days on market $680,000 Active 313 DOM
4. 2026-06-08
   days on market $680,000 Active 312 DOM
5. 2026-06-03
   days on market $680,000 Active 308 DOM
6. 2026-06-02
   days on market $680,000 Active 307 DOM
7. 2026-06-01
   days on market $680,000 Active 306 DOM
8. 2026-05-31
   days on market $680,000 Active 305 DOM
9. 2026-04-29
   historical Active Under Contract
10. 2026-04-10
    status Active
11. 2026-03-26
    historical Active Under Contract
12. 2025-12-09
    status Active
13. 2025-10-30
    historical Active Under Contract
14. 2025-10-01
    price $680,000
15. 2025-07-30
    listed $695,000 Active
16. 2023-05-11
    soldstatus $550,000
17. 2021-12-30
    soldstatus $474,900 Closed 181-char remark

    Show marketing remark (181 chars)

    PERFECT INVESTOR SPECIAL ALL 4 UNITS ARE 2 BEDROOM 1 BATH STACKABLE WASHER AND DRYERS IN EACH UNIT INCLUDED : VERY CLOSE TO THE STRIP / UNLV / SHOPPING / SHOOLS / MALL AND AIRPORT

18. 2021-12-28
    soldstatus $474,900
19. 2021-11-17
    status Pending 181-char remark

    Show marketing remark (181 chars)

    PERFECT INVESTOR SPECIAL ALL 4 UNITS ARE 2 BEDROOM 1 BATH STACKABLE WASHER AND DRYERS IN EACH UNIT INCLUDED : VERY CLOSE TO THE STRIP / UNLV / SHOPPING / SHOOLS / MALL AND AIRPORT

20. 2021-11-10
    status Active 181-char remark

    Show marketing remark (181 chars)

    PERFECT INVESTOR SPECIAL ALL 4 UNITS ARE 2 BEDROOM 1 BATH STACKABLE WASHER AND DRYERS IN EACH UNIT INCLUDED : VERY CLOSE TO THE STRIP / UNLV / SHOPPING / SHOOLS / MALL AND AIRPORT

21. 2021-10-22
    status Pending 181-char remark

    Show marketing remark (181 chars)

    PERFECT INVESTOR SPECIAL ALL 4 UNITS ARE 2 BEDROOM 1 BATH STACKABLE WASHER AND DRYERS IN EACH UNIT INCLUDED : VERY CLOSE TO THE STRIP / UNLV / SHOPPING / SHOOLS / MALL AND AIRPORT

22. 2021-10-19
    listed $474,900 Active 181-char remark

    Show marketing remark (181 chars)

    PERFECT INVESTOR SPECIAL ALL 4 UNITS ARE 2 BEDROOM 1 BATH STACKABLE WASHER AND DRYERS IN EACH UNIT INCLUDED : VERY CLOSE TO THE STRIP / UNLV / SHOPPING / SHOOLS / MALL AND AIRPORT

23. 2017-01-09
    listed $205,000
24. 2015-07-06
    soldstatus $175,000 Sold
25. 2015-07-06
    soldstatus $180,000
26. 2015-07-02
    historical Contingent Offer
27. 2015-06-28
    status Exclusive Right
28. 2015-05-26
    historical Contingent Offer
29. 2015-04-30
    price $186,900
30. 2015-02-08
    listed $188,900 Exclusive Right
31. 2015-02-06
    historical
32. 2014-12-27
    status Exclusive Right
33. 2014-12-09
    historical Contingent Offer
34. 2014-11-20
    price $188,900
35. 2014-11-08
    price $189,900
36. 2014-10-24
    price $192,900
37. 2014-10-11
    price $193,900
38. 2014-10-01
    price $194,900
39. 2014-06-23
    listed $197,900 Exclusive Right
40. 2014-06-06
    historical
41. 2014-06-06
    price $197,900
42. 2014-02-04
    listed $199,900 Exclusive Right
43. 2014-02-04
    historical
44. 2013-02-13
    listed $199,900 Exclusive Right
45. 2007-06-14
    soldstatus $420,000
46. 2005-10-04
    soldstatus $415,000
47. 2002-06-17
    soldstatus $217,500
48. 1998-02-27
    soldstatus $170,000
49. 1997-01-02
    soldstatus $147,500

ⓘ 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: $1,923 · $160/mo
• Projected year-2 tax: $4,012 · $334/mo
• Expected delta: +$2,089/yr (+$174/mo · 108.6%)

ⓘ 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 · 18 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: $99,840
• − Mortgage interest: −$38,091
• − Property taxes: −$1,923
• − Insurance: −$3,400
• − Repairs & maintenance: −$7,987
• − Management: −$7,987
• − Depreciation: −$19,782
• Taxable income: $20,670
• Est. tax owed @ 24.0%: −$4,961
• After-tax cash flow: $25,797/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 — Paradise

• Score: 76/100
• State rank: #10
• US rank: #3494

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paradise, NV
• County: Clark County · 2,306,105 people
• City population: 227,885
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 50,196
• Household income: $46,960
• Rent vs Own: 77.2% rent · 22.8% own
• Severe rent burden: 4678.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: Hispanic / Latino 38% White 29% Two or more races 18% Black 13% Asian 11%
• Hispanic origin (detail): Mexican 23% Puerto Rican 1% Cuban 4%
• Common ancestry: Romanian 2% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 31% · Canada, China, Jamaica
• Languages at home: 57% English-only · Spanish 29% Tagalog/Filipino 6% Other Indo-European 3%

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: ▼ -221.72%
• Current HPI: 266.4892
• Rent YoY: ▼ -1.81%
• 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

+361.0% since first listed

41 events — show timeline

• 2026-04-29 Contingent — GLVAR
• 2026-04-10 Relisted — GLVAR
• 2026-03-26 Contingent — GLVAR
• 2025-12-09 Relisted — GLVAR
• 2025-10-30 Contingent — GLVAR
• 2025-10-01 Price Changed $680,000 GLVAR
• 2025-07-30 Listed $695,000 GLVAR
• 2023-05-11 Sold (Public Records) $550,000 Public Records
• 2021-12-30 Sold (MLS) $474,900 GLVAR
• 2021-12-28 Sold (Public Records) $474,900 Public Records
• 2021-11-17 Pending — GLVAR
• 2021-11-10 Relisted — GLVAR
• 2021-10-22 Pending — GLVAR
• 2021-10-19 Listed $474,900 GLVAR
• 2017-01-09 Listed $205,000 GLVAR
• 2015-07-06 Sold (Public Records) $180,000 Public Records
• 2015-07-06 Sold (MLS) $175,000 GLVAR
• 2015-07-02 Contingent — GLVAR
• 2015-06-28 Relisted — GLVAR
• 2015-05-26 Contingent — GLVAR
• 2015-04-30 Price Changed $186,900 GLVAR
• 2015-02-08 Listed $188,900 GLVAR
• 2015-02-06 Listing Removed — GLVAR
• 2014-12-27 Relisted — GLVAR
• 2014-12-09 Contingent — GLVAR
• 2014-11-20 Price Changed $188,900 GLVAR
• 2014-11-08 Price Changed $189,900 GLVAR
• 2014-10-24 Price Changed $192,900 GLVAR
• 2014-10-11 Price Changed $193,900 GLVAR
• 2014-10-01 Price Changed $194,900 GLVAR
• 2014-06-23 Listed $197,900 GLVAR
• 2014-06-06 Price Changed $197,900 GLVAR
• 2014-06-06 Listing Removed — GLVAR
• 2014-02-04 Listed $199,900 GLVAR
• 2014-02-04 Listing Removed — GLVAR
• 2013-02-13 Listed $199,900 GLVAR
• 2007-06-14 Sold (Public Records) $420,000 Public Records
• 2005-10-04 Sold (Public Records) $415,000 Public Records
• 2002-06-17 Sold (Public Records) $217,500 Public Records
• 1998-02-27 Sold (Public Records) $170,000 Public Records
• 1997-01-02 Sold (Public Records) $147,500 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,923 · +7.8% YoY. Source: county tax records.