1381 E University Ave #106 · Paradise, NV 89119

$120,000

1 bd · 1.0 ba · 500 sqft · Condo public records · 28 Days on market

Built 1985 $290/mo HOA · 22% of rent

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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 +14.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• DSCR +4.4/10.0
• 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

Listing remarks MLS

Nice Conner downstair unit, Good condition

Key facts

• Newer appliances
• $290 HOA
• Parking

Tags

• FIRST FLOOR CORNER UNIT
• NEWER APPLIANCES

Property features AI

Finance

• Other: Zoned multi-family; Lot less than quarter acre; Annual tax amount listed
• Financial info: Current lease $900 per month (expires 2026-06-30)
• HOA & community: Homeowners association (Rebel Park); HOA fee $290 monthly (includes water and sewer); Community pool

Exterior

• Parking: Assigned uncovered parking
• Utilities: Electricity available; Public water; Public sewer; No photovoltaics
• Home design: Multi-family property; Faces south; Resale property; 3-story building; Has attached unit; Flat roof
• Construction: Resale construction (existing property)
• Exterior features: Community pool; No additional exterior features listed

Interior

• Kitchen: Electric cooktop; Dishwasher; Disposal; Refrigerator
• Bedrooms: One possible bedroom (downstairs)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Primary bedroom is downstairs; Bedroom on main level; Unfurnished
• Laundry & utility: Washer and dryer included; Electric dryer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $23 ($273/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% 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+, 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.
• Zoned schools: Paradise Prof Dev Es (math 12% / reading 22%, grade F, #311 of 402 statewide, top 82%, 476 students, 100% FRL); Orr William E Ms (math 5% / reading 18%, grade F, #103 of 109 statewide, top 95%, 815 students, 100% FRL); Del Sol Academy of Performing Arts Hs (math 10% / reading 33%, grade F, #91 of 131 statewide, top 70%, 2,511 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 17% at this address vs 30% district-wide (-13 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 soft (-1.8%/yr); 200 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• This rent runs 33% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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 28 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 $70k; list at $120k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• 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 $118,200 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 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?
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 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: 1.08% ✓
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 7.7

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: -19.0%
• Equity multiple: 0.36×
• Total profit: $-21,658
• Equity at exit: $17,892

10-year hold

• IRR: -21.4%
• Equity multiple: 0.07×
• Total profit: $-31,118
• Equity at exit: $10,375

Cash invested: $33,600 (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 89119

• Rents YoY: -1.8%
• Active inventory: 200
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,291 high
• Mortgage (P&I): −$629
• Tax from tax record: −$28 /mo · $335/yr
• Insurance: −$50
• HOA: −$290
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $23

Break-even live

Break-even rent $1,262

Max offer price $120,000

Occupancy floor 93%

Sensitivity live

Price	-10% $91	-5% $57	+0% $23	+5% $-11	+10% $-45
Rent	-10% $-79	-5% $-28	+0% $23	+5% $74	+10% $125
Rate	-1.0pp $83	-0.5pp $53	base $23	+0.5pp $-8	+1.0pp $-40

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4700 S Maryland Pkwy Las Vegas, NV	1.0	1.0	409	$1,382	$3.37	45d	48	0.39mi
1061 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	967	$1,117	$1.15	16d	35	0.46mi
4801 Spencer St Las Vegas, NV	1.0–3.0	1.0–2.0	1072	$1,028	$0.96	45d	14	0.53mi
1635 E Tropicana Ave Las Vegas, NV	3.0	1.0–3.0	832	$1,654	$1.99	0d	69	0.66mi
4255 Channel 10 Dr Las Vegas, NV	1.0–3.0	1.0–2.0	899	$1,182	$1.31	4d	7	0.76mi
1601 E Katie Ave Las Vegas, NV	1.0–2.0	1.0–2.0	809	$1,325	$1.64	45d	13	0.77mi
818 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.5	1158	$1,395	$1.20	0d	33	0.78mi
4330 Channel 10 Dr Las Vegas, NV	1.0–2.0	1.0–2.0	807	$1,445	$1.79	0d	27	0.79mi
4150 Channel 10 Dr Las Vegas, NV	1.0	1.0	600	$1,245	$2.08	3d	2	0.83mi
4330 S Eastern Ave Las Vegas, NV	3.0	1.0–2.0	802	$1,312	$1.63	0d	6	0.93mi
5055 Jeffreys St Las Vegas, NV	1.0–2.0	1.0–2.0	750	$1,394	$1.86	0d	15	1.08mi
2530 E Flamingo Rd Las Vegas, NV	1.0	1.0	342	$1,923	$5.61	45d	1	1.13mi
4775 Topaz St Las Vegas, NV	1.0–3.0	1.0–2.0	1022	$899	$0.88	0d	9	1.18mi
3930 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	999	$2,230	$2.23	0d	88	1.22mi
3776 Howard Hughes Pkwy Las Vegas, NV	3.0	1.0–2.5	1548	$2,320	$1.50	0d	9	1.42mi
3550 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	947	$1,100	$1.16	45d	20	1.47mi
4960 Harrison Dr #107 Las Vegas, NV	1.0	1.0	616	$1,200	$1.95	9d	1	1.48mi

HOA detail condo

• Monthly dues: $290 · $3,480/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-21
   days on market $120,000 Active 28 DOM
2. 2026-06-18
   days on market $120,000 Active 25 DOM
3. 2026-06-17
   days on market $120,000 Active 24 DOM
4. 2026-06-16
   days on market $120,000 Active 23 DOM
5. 2026-06-15
   days on market $120,000 Active 22 DOM
6. 2026-06-13
   days on market $120,000 Active 20 DOM
7. 2026-06-09
   days on market $120,000 Active 16 DOM
8. 2026-06-08
   days on market $120,000 Active 15 DOM
9. 2026-06-07
   days on market $120,000 Active 14 DOM
10. 2026-06-03
    days on market $120,000 Active 10 DOM
11. 2026-06-02
    days on market $120,000 Active 9 DOM
12. 2026-06-01
    days on market $120,000 Active 8 DOM
13. 2026-05-31
    days on market $120,000 Active 7 DOM
14. 2026-05-22
    listed $120,000 Active
15. 2025-06-22
    historical $900
16. 2025-04-10
    listed $950
17. 2025-03-22
    historical $1,000
18. 2025-02-15
    price $1,000
19. 2025-01-28
    listed $1,100
20. 2024-10-28
    historical $900
21. 2024-10-23
    price $900
22. 2024-10-09
    price $950
23. 2024-09-22
    price $1,000
24. 2024-09-09
    historical
25. 2024-09-09
    listed $145,000 Active
26. 2024-09-05
    price $1,050
27. 2024-08-18
    price $1,100
28. 2024-08-06
    listed $1,200
29. 2022-06-13
    soldstatus $70,000
30. 2018-02-14
    status Pending 42-char remark

    Show marketing remark (42 chars)

    Nice Conner downstair unit, Good condition

31. 2018-02-14
    soldstatus $65,000 Sold 42-char remark

    Show marketing remark (42 chars)

    Nice Conner downstair unit, Good condition

32. 2018-02-14
    soldstatus $65,000

    Show marketing remark (42 chars)

    Nice Conner downstair unit, Good condition

33. 2018-02-01
    historical Contingent Offer 42-char remark

    Show marketing remark (42 chars)

    Nice Conner downstair unit, Good condition

34. 2018-01-30
    listed $65,000 Active 42-char remark

    Show marketing remark (42 chars)

    Nice Conner downstair unit, Good condition

35. 1985-11-27
    soldstatus $37,000
36. 1985-11-27
    soldstatus $37,000
37. 1985-05-14
    soldstatus $38,000
38. 1985-05-14
    soldstatus $38,000

ⓘ 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: $335 · $28/mo
• Projected year-2 tax: $708 · $59/mo
• Expected delta: +$373/yr (+$31/mo · 111.5%)

ⓘ 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 ≥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: $15,493
• − Mortgage interest: −$6,722
• − Property taxes: −$335
• − Insurance: −$600
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − HOA: −$3,480
• − Depreciation: −$3,491
• Taxable loss: −$1,614
• Est. tax savings @ 24.0%: +$387
• After-tax cash flow: $660/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

+215.8% since first listed

25 events — show timeline

• 2026-05-22 Listed $120,000 GLVAR
• 2025-06-22 Rental Removed $900 GLVAR
• 2025-04-10 Listed for Rent $950 GLVAR
• 2025-03-22 Rental Removed $1,000 GLVAR
• 2025-02-15 Price Changed $1,000 GLVAR
• 2025-01-28 Listed for Rent $1,100 GLVAR
• 2024-10-28 Rental Removed $900 GLVAR
• 2024-10-23 Price Changed $900 GLVAR
• 2024-10-09 Price Changed $950 GLVAR
• 2024-09-22 Price Changed $1,000 GLVAR
• 2024-09-09 Listed $145,000 GLVAR
• 2024-09-09 Listing Removed — GLVAR
• 2024-09-05 Price Changed $1,050 GLVAR
• 2024-08-18 Price Changed $1,100 GLVAR
• 2024-08-06 Listed for Rent $1,200 GLVAR
• 2022-06-13 Sold (Public Records) $70,000 Public Records
• 2018-02-14 Pending — GLVAR
• 2018-02-14 Sold (Public Records) $65,000 Public Records
• 2018-02-14 Sold (MLS) $65,000 GLVAR
• 2018-02-01 Contingent — GLVAR
• 2018-01-30 Listed $65,000 GLVAR
• 1985-11-27 Sold (Public Records) $37,000 Public Records
• 1985-11-27 Sold (Public Records) $37,000 Public Records
• 1985-05-14 Sold (Public Records) $38,000 Public Records
• 1985-05-14 Sold (Public Records) $38,000 Public Records

Property tax history

-2.4%/yr

Latest (2025): $335 · +2.2% YoY. Source: county tax records.