3601 E Wyoming Ave · Sunrise Manor, NV 89104

$20,000

2 bd · 1.0 ba · 4,397 sqft · Land public records · 38 Days on market

Built 1970

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained single-wide mobile home located in the desirable Maycliff Estates community. Offering approximately 840 square feet of comfortable living space, this 2-bedroom, 1-bath home combines practical updates with everyday convenience. Recent improvements include a roof approximately 10 years old, a 7-year-old AC system, and double-paned windows with radon gas installed throughout just 2 years ago for added energy efficiency and comfort. The home also features a brand-new bathtub and shower, water softener, washer and dryer in the unit, recently cleaned carpets, and a finished roof area for added functionality. Select furniture is included, creating a move-in-ready op

Key facts

• 2 car carport
• Double paned windows
• Brand new bathtub

Tags

• WELL MAINTAINED
• RECENT IMPROVEMENTS
• DOUBLE PANED WINDOWS
• BRAND NEW BATHTUB
• FINISHED ROOF AREA
• 2 CAR CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $20k.

Deal economics

• At list price, monthly cash flow is $778 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.

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, schools F, 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 rising (+1.2%/yr); 145 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $138 of loan paydown is wiped out by about $600 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.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.80% ✓
• Cap rate: 52.95%
• Cash-on-cash: 166.63%
• DSCR: 8.41
• GRM: 1.4

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: —
• Equity multiple: 8.90×
• Total profit: $44,219
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 17.80×
• Total profit: $94,101
• Equity at exit: $1,729

Cash invested: $5,600 (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: 1.4×

Monthly cashflow live

• Estimated rent: $1,159 high
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $778

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 28%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Gold Bar Ct Unit C Las Vegas, NV	3.0	2.0	3898	$1,250	$0.32	24d	1	0.63mi
25 Gold Bar Ct Unit A Las Vegas, NV	3.0	2.0	3898	$1,250	$0.32	44d	1	0.63mi
25 Gold Bar Ct Unit B Las Vegas, NV	3.0	2.0	3898	$1,250	$0.32	4d	1	0.63mi
29 Gold Bar Ct Unit D Las Vegas, NV	2.0	2.0	3898	$900	$0.23	44d	1	0.64mi
29 Gold Bar Ct Unit B Las Vegas, NV	2.0	2.0	3898	$900	$0.23	8d	1	0.64mi
33 Gold Bar Ct Unit A Las Vegas, NV	2.0	2.0	3898	$1,250	$0.32	10d	1	0.65mi
2856 Klinger Cir #3 Las Vegas, NV	2.0	1.0	4326	$1,300	$0.30	24d	1	1.11mi
2894 E Karen Ave Unit 1 Las Vegas, NV	3.0	2.0	4492	$1,200	$0.27	24d	1	1.13mi
2753 Kline Cir Unit 3 Las Vegas, NV	2.0	2.0	4326	$1,200	$0.28	4d	1	1.18mi
4360 Twin View Cir Unit 3 Las Vegas, NV	2.0	1.0	3408	$950	$0.28	16d	1	1.25mi
76 N 27th St Unit B Las Vegas, NV	2.0	1.5	3264	$1,150	$0.35	20d	1	1.25mi
2773 Sidewinder Ln Unit B Las Vegas, NV	2.0	2.0	3672	$1,000	$0.27	44d	1	1.36mi
2762 Sidewinder Ln Unit D Las Vegas, NV	2.0	2.0	3672	$1,100	$0.30	8d	1	1.38mi
2933 E Elm Ave #4 Las Vegas, NV	2.0	2.0	3880	$900	$0.23	12d	1	1.39mi
4581 Macher Way Unit C Las Vegas, NV	2.0	2.0	3672	$1,150	$0.31	15d	1	1.41mi
2841 Wheelwright Dr Unit C Las Vegas, NV	2.0	1.0	3672	$1,250	$0.34	4d	1	1.42mi
2853 Wheelwright Dr Unit A Las Vegas, NV	2.0	2.0	3672	$1,200	$0.33	18d	1	1.43mi
2853 Wheelwright Dr Unit B Las Vegas, NV	2.0	2.0	3672	$1,200	$0.33	24d	1	1.43mi
2883 Wheelwright Dr Unit D Las Vegas, NV	2.0	2.0	3672	$1,195	$0.33	4d	1	1.43mi
4571 Carriage Park Dr Unit C Las Vegas, NV	2.0	2.0	3672	$1,110	$0.30	8d	1	1.45mi
4651 Amberleigh Ln Unit C Las Vegas, NV	2.0	1.0	3112	$1,000	$0.32	44d	1	1.47mi

Listing history 14 events

1. 2026-06-18
   days on market $20,000 Active 38 DOM
2. 2026-06-17
   days on market $20,000 Active 37 DOM
3. 2026-06-16
   pricedays on market $20,000 Active 36 DOM
4. 2026-06-15
   days on market $40,000 Active 35 DOM
5. 2026-06-13
   days on market $40,000 Active 33 DOM
6. 2026-06-09
   days on market $40,000 Active 29 DOM
7. 2026-06-08
   days on market $40,000 Active 28 DOM
8. 2026-06-08
   days on market $40,000 Active 27 DOM
9. 2026-06-03
   days on market $40,000 Active 23 DOM
10. 2026-06-02
    days on market $40,000 Active 22 DOM
11. 2026-06-01
    days on market $40,000 Active 21 DOM
12. 2026-05-31
    days on market $40,000 Active 20 DOM
13. 2026-05-12
    listed $40,000 Active 1286-char remark
14. 2025-07-03
    soldstatus $17,990,000

ⓘ 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

• 🌡 Heat 8/10 Severe
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,911
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$582
• Taxable income: $9,584
• Est. tax owed @ 24.0%: −$2,300
• After-tax cash flow: $7,031/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): 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

-99.9% since first listed

3 events — show timeline

• 2026-06-16 Price Changed $20,000 FSBO.com
• 2026-05-12 Listed $40,000 FSBO.com
• 2025-07-03 Sold (Public Records) $17,990,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $54,056 · +8.0% YoY. Source: county tax records.