2777 Aarondavid Dr · Sunrise Manor, NV 89121

$575,000

8 bd · 4.0 ba · 3,112 sqft · MultiFamily public records · 97 Days on market

Built 1984 1,307 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 +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +3.3/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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

Great investment opportunity to own a well-maintained fourplex featuring four spacious 2-bedroom, 1-bathroom units. Each unit offers a functional layout designed for comfortable living. The kitchens provide ample counter space and all-white appliances, making everyday cooking convenient and efficient. Living areas are inviting and include cozy wood-burning fireplaces with a mix of tile and carpet flooring. Both bedrooms offer comfortable layouts with generous closet space, while the full bathrooms feature a tub/shower combination. With thoughtful design and appealing features throughout, these units are attractive to tenants seeking comfort and convenience. This property offers an excellent opportunity for owner-occupancy or immediate leasing and is a great addition to any investment portfolio.

Key facts

• 1,307 sq ft lot
• Built 1984
• Listed 97 days

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $575k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive. Per door: $74/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 $476k (17.2% below list).
• Recommended offer: $476k (17.2% below list) — sets the bar for 1% rule.

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, crime F, amenities 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.
• Zoned schools: Dearing Laura Es (math 12% / reading 18%, grade F, #338 of 402 statewide, top 85%, 837 students, 100% FRL); Mack Jerome Ms (math 8% / reading 17%, grade F, #102 of 109 statewide, top 94%, 1,069 students, 100% FRL); Chaparral Hs (math 3% / reading 15%, grade F, #128 of 131 statewide, top 98%, 2,256 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 12% at this address vs 30% district-wide (-18 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 (-0.1%/yr); 413 active listings in the ZIP; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• At $4,759/mo this rent would consume 102% of the median local household income ($56k/yr) (locally 4080% 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 $4k of loan paydown is wiped out by about $17k 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 97 days — a 9% lower offer ($523k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 $365k; list at $575k implies a 58% 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 $475,900 (17.2% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 17% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 0.83% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.21%
• DSCR: 1.10
• GRM: 10.1

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: -15.9%
• Equity multiple: 0.45×
• Total profit: $-88,478
• Equity at exit: $85,734

10-year hold

• IRR: -13.0%
• Equity multiple: 0.33×
• Total profit: $-107,609
• Equity at exit: $49,715

Cash invested: $161,000 (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 89121

• Rents YoY: -0.1%
• Active inventory: 413
• Price-to-rent: 40.3×

Monthly cashflow live

• Estimated rent: $4,759 high
• Mortgage (P&I): −$3,015
• Tax from tax record: −$208 /mo · $2,498/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$999
• Net cashflow: $297

Break-even live

Break-even rent $4,384

Max offer price $575,000

Occupancy floor 89%

Sensitivity live

Price	-10% $622	-5% $459	+0% $297	+5% $134	+10% $-29
Rent	-10% $-79	-5% $109	+0% $297	+5% $484	+10% $672
Rate	-1.0pp $586	-0.5pp $443	base $297	+0.5pp $148	+1.0pp $-4

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,760
Total (4 units)			$4,759

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-21
   days on market $575,000 Active 97 DOM
2. 2026-06-18
   days on market $575,000 Active 94 DOM
3. 2026-06-17
   days on market $575,000 Active 93 DOM
4. 2026-06-16
   days on market $575,000 Active 92 DOM
5. 2026-06-15
   days on market $575,000 Active 91 DOM
6. 2026-06-13
   days on market $575,000 Active 89 DOM
7. 2026-06-09
   days on market $575,000 Active 85 DOM
8. 2026-06-08
   days on market $575,000 Active 84 DOM
9. 2026-06-07
   days on market $575,000 Active 83 DOM
10. 2026-06-03
    days on market $575,000 Active 79 DOM
11. 2026-06-02
    days on market $575,000 Active 78 DOM
12. 2026-06-01
    days on market $575,000 Active 77 DOM
13. 2026-05-31
    days on market $575,000 Active 76 DOM
14. 2026-03-16
    listed $579,000 Active 805-char remark

    Show marketing remark (805 chars)

    Great investment opportunity to own a well-maintained fourplex featuring four spacious 2-bedroom, 1-bathroom units. Each unit offers a functional layout designed for comfortable living. The kitchens provide ample counter space and all-white appliances, making everyday cooking convenient and efficient. Living areas are inviting and include cozy wood-burning fireplaces with a mix of tile and carpet flooring. Both bedrooms offer comfortable layouts with generous closet space, while the full bathrooms feature a tub/shower combination. With thoughtful design and appealing features throughout, these units are attractive to tenants seeking comfort and convenience. This property offers an excellent opportunity for owner-occupancy or immediate leasing and is a great addition to any investment portfolio.

15. 2024-12-11
    historical
16. 2024-11-21
    listed $575,000 Active
17. 2023-09-22
    historical $925
18. 2023-09-14
    price $925
19. 2023-09-09
    price $950
20. 2023-08-31
    listed $995
21. 2021-03-12
    soldstatus $365,000 Closed
22. 2021-03-12
    soldstatus $365,000
23. 2021-02-08
    status Pending
24. 2021-02-01
    status Active
25. 2021-01-26
    historical Active Under Contract
26. 2021-01-15
    status Active
27. 2021-01-11
    status Pending
28. 2020-12-28
    price $375,000
29. 2020-12-28
    listed $359,900 Active
30. 2005-08-23
    soldstatus $445,000
31. 2002-02-05
    soldstatus $227,500
32. 2000-06-30
    soldstatus $217,500
33. 1985-06-24
    soldstatus $165,000
34. 1985-06-24
    soldstatus $165,000

ⓘ 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: $2,498 · $208/mo
• Projected year-2 tax: $3,392 · $283/mo
• Expected delta: +$895/yr (+$75/mo · 35.8%)

ⓘ 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 ≥108°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: $57,108
• − Mortgage interest: −$32,209
• − Property taxes: −$2,498
• − Insurance: −$2,875
• − Repairs & maintenance: −$4,569
• − Management: −$4,569
• − Depreciation: −$16,727
• Taxable loss: −$6,338
• Est. tax savings @ 24.0%: +$1,521
• After-tax cash flow: $5,079/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): 68,406
• Household income: $55,758
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 4080.0

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 49% White 31% Two or more races 16% Black 11% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 30% Puerto Rican 1% Cuban 5%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 27% · Canada, Dominican Republic, Jamaica
• Languages at home: 57% English-only · Spanish 37% Tagalog/Filipino 2% 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: ▼ -241.85%
• Current HPI: 302.201
• Rent YoY: ▼ -0.10%
• 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

+250.9% since first listed

21 events — show timeline

• 2026-03-16 Listed $579,000 GLVAR
• 2024-12-11 Listing Removed — GLVAR
• 2024-11-21 Listed $575,000 GLVAR
• 2023-09-22 Rental Removed $925 APPFOLIO
• 2023-09-14 Price Changed $925 APPFOLIO
• 2023-09-09 Price Changed $950 APPFOLIO
• 2023-08-31 Listed for Rent $995 APPFOLIO
• 2021-03-12 Sold (Public Records) $365,000 Public Records
• 2021-03-12 Sold (MLS) $365,000 GLVAR
• 2021-02-08 Pending — GLVAR
• 2021-02-01 Relisted — GLVAR
• 2021-01-26 Contingent — GLVAR
• 2021-01-15 Relisted — GLVAR
• 2021-01-11 Pending — GLVAR
• 2020-12-28 Price Changed $375,000 GLVAR
• 2020-12-28 Listed $359,900 GLVAR
• 2005-08-23 Sold (Public Records) $445,000 Public Records
• 2002-02-05 Sold (Public Records) $227,500 Public Records
• 2000-06-30 Sold (Public Records) $217,500 Public Records
• 1985-06-24 Sold (Public Records) $165,000 Public Records
• 1985-06-24 Sold (Public Records) $165,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $2,498 · +5.0% YoY. Source: county tax records.