4961 Apollostar Ct · Sunrise Manor, NV 89115

$650,000

8 bd · 4.0 ba · 3,290 sqft · MultiFamily public records · 56 Days on market

Built 1982 0.34 ac 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 +3.1/10.0
• Livability +2.9/5.0
• 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 MLS

Good investment property can be owner-occupied. unites are in good condition

Key facts

• Consistent occupancy
• Strong rental appeal
• 0.34 acre lot

Tags

• WELL-MAINTAINED FOURPLEX
• PRIVATE STORAGE CLOSET
• LOW-MAINTENANCE EXTERIOR
• HIGH-DEMAND RENTAL AREA
• STRONG RENTAL APPEAL
• CONSISTENT OCCUPANCY

Property features AI

Finance

• Financial info: 4 total units; Actual rents reported: $1,150, $1,150, $1,100, $1,050

Exterior

• Parking: Paved parking area
• Utilities: Public water; Public sewer
• Home design: Two-story building; Fourplex property; Resale condition (average)
• Construction: Wood siding; Composition/shingle roof
• Exterior features: Paved parking

Interior

• Kitchen: Range; Oven; Range hood; Exhaust fan
• Bedrooms: Four 2-bedroom units (fourplex)
• Flooring: Carpet; Tile
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Unfurnished; Laundry room
• Laundry & utility: Shared laundry room

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $650k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive. Per door: $83/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 $525k (19.3% below list).
• Recommended offer: $525k (19.3% 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: Lynch Ann Es (math 2% / reading 2%, grade F, #401 of 402 statewide, top 100%, 485 students, 100% FRL); Monaco Mario C & Joanne Ms (math 7% / reading 26%, grade F, #91 of 109 statewide, top 83%, 1,123 students, 100% FRL); Sunrise Mountain Hs (math 3% / reading 21%, grade F, #117 of 131 statewide, top 91%, 2,622 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 10% at this address vs 30% district-wide (-20 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 (-0.4%/yr); 171 active listings in the ZIP; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• At $5,248/mo this rent would consume 122% of the median local household income ($52k/yr) (locally 4430% 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 $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 56 days — a 3% lower offer ($630k) is reasonable based on typical stale-listing flexibility.
• 10 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 $548k; 19% 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 $524,800 (19.3% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 19% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.20%
• DSCR: 1.10
• GRM: 10.3

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: -15.8%
• Equity multiple: 0.45×
• Total profit: $-99,804
• Equity at exit: $96,917

10-year hold

• IRR: -12.7%
• Equity multiple: 0.34×
• Total profit: $-120,367
• Equity at exit: $56,200

Cash invested: $182,000 (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 89115

• Home prices YoY: -13.8%
• Rents YoY: -0.4%
• Active inventory: 171
• Price-to-rent: 41.3×

Monthly cashflow live

• Estimated rent: $5,248 high
• Mortgage (P&I): −$3,409
• Tax from tax record: −$133 /mo · $1,595/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,102
• Net cashflow: $334

Break-even live

Break-even rent $4,826

Max offer price $650,000

Occupancy floor 89%

Sensitivity live

Price	-10% $701	-5% $517	+0% $334	+5% $150	+10% $-34
Rent	-10% $-81	-5% $126	+0% $334	+5% $541	+10% $748
Rate	-1.0pp $661	-0.5pp $499	base $334	+0.5pp $165	+1.0pp $-6

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,248
Total (4 units)			$5,248

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $650,000 Active 56 DOM
2. 2026-06-18
   days on market $650,000 Active 53 DOM
3. 2026-06-17
   days on market $650,000 Active 52 DOM
4. 2026-06-16
   days on market $650,000 Active 51 DOM
5. 2026-06-15
   days on market $650,000 Active 50 DOM
6. 2026-06-13
   remarks 695-char remark
7. 2026-06-13
   pricedays on market $650,000 Active 48 DOM
8. 2026-06-09
   days on market $665,000 Active 44 DOM
9. 2026-06-08
   days on market $665,000 Active 43 DOM
10. 2026-06-07
    days on market $665,000 Active 42 DOM
11. 2026-06-03
    days on market $665,000 Active 38 DOM
12. 2026-06-02
    days on market $665,000 Active 37 DOM
13. 2026-06-01
    days on market $665,000 Active 36 DOM
14. 2026-05-31
    days on market $665,000 Active 35 DOM
15. 2026-04-26
    listed $665,000 Active 586-char remark
16. 2024-04-10
    historical $1,000
17. 2024-02-04
    price $1,000
18. 2023-12-01
    price $1,100
19. 2023-11-02
    listed $1,200
20. 2023-04-19
    soldstatus $547,900 Closed 76-char remark

    Show marketing remark (76 chars)

    Good investment property can be owner-occupied. unites are in good condition

21. 2023-04-19
    soldstatus $547,900

    Show marketing remark (76 chars)

    Good investment property can be owner-occupied. unites are in good condition

22. 2023-03-01
    status Pending 76-char remark

    Show marketing remark (76 chars)

    Good investment property can be owner-occupied. unites are in good condition

23. 2023-02-27
    status Active 76-char remark

    Show marketing remark (76 chars)

    Good investment property can be owner-occupied. unites are in good condition

24. 2023-01-13
    status Pending 76-char remark

    Show marketing remark (76 chars)

    Good investment property can be owner-occupied. unites are in good condition

25. 2022-12-16
    status Active 76-char remark

    Show marketing remark (76 chars)

    Good investment property can be owner-occupied. unites are in good condition

26. 2022-12-13
    status Pending 76-char remark

    Show marketing remark (76 chars)

    Good investment property can be owner-occupied. unites are in good condition

27. 2022-11-19
    price $547,900 76-char remark

    Show marketing remark (76 chars)

    Good investment property can be owner-occupied. unites are in good condition

28. 2022-11-01
    price $548,900 76-char remark

    Show marketing remark (76 chars)

    Good investment property can be owner-occupied. unites are in good condition

29. 2022-10-29
    status Active 76-char remark

    Show marketing remark (76 chars)

    Good investment property can be owner-occupied. unites are in good condition

30. 2022-10-12
    status Pending 76-char remark

    Show marketing remark (76 chars)

    Good investment property can be owner-occupied. unites are in good condition

31. 2022-09-30
    status Active 76-char remark

    Show marketing remark (76 chars)

    Good investment property can be owner-occupied. unites are in good condition

32. 2022-09-20
    status Pending 76-char remark

    Show marketing remark (76 chars)

    Good investment property can be owner-occupied. unites are in good condition

33. 2022-09-16
    price $549,500 76-char remark

    Show marketing remark (76 chars)

    Good investment property can be owner-occupied. unites are in good condition

34. 2022-09-01
    listed $555,000 Active 76-char remark

    Show marketing remark (76 chars)

    Good investment property can be owner-occupied. unites are in good condition

35. 2021-02-26
    soldstatus $380,000 Closed

    Show marketing remark (290 chars)

    LOOKING FOR A FOURPLEX WITH UPSIDE POTENTIAL, LOOK NO FURTHER. TAKE ADVANTAGE BY PURCHASING THIS FOURPLEX WITH BELOW MARKET CURRENT RENTS WITH POTENTIAL FOR INCREASE. ALL FOUR UNITS ARE 2 BED/1 BATH WITH A SEPARATE LAUNDRY ROOM. NO HOA! WELL MAINTAINED AND MANAGED BY PROFESSIONAL COMPANY.

36. 2021-02-25
    soldstatus $380,000
37. 2021-01-08
    historical Active Under Contract

    Show marketing remark (290 chars)

    LOOKING FOR A FOURPLEX WITH UPSIDE POTENTIAL, LOOK NO FURTHER. TAKE ADVANTAGE BY PURCHASING THIS FOURPLEX WITH BELOW MARKET CURRENT RENTS WITH POTENTIAL FOR INCREASE. ALL FOUR UNITS ARE 2 BED/1 BATH WITH A SEPARATE LAUNDRY ROOM. NO HOA! WELL MAINTAINED AND MANAGED BY PROFESSIONAL COMPANY.

38. 2020-09-28
    price $395,000

    Show marketing remark (290 chars)

    LOOKING FOR A FOURPLEX WITH UPSIDE POTENTIAL, LOOK NO FURTHER. TAKE ADVANTAGE BY PURCHASING THIS FOURPLEX WITH BELOW MARKET CURRENT RENTS WITH POTENTIAL FOR INCREASE. ALL FOUR UNITS ARE 2 BED/1 BATH WITH A SEPARATE LAUNDRY ROOM. NO HOA! WELL MAINTAINED AND MANAGED BY PROFESSIONAL COMPANY.

39. 2020-08-04
    listed $400,000 Active

    Show marketing remark (290 chars)

    LOOKING FOR A FOURPLEX WITH UPSIDE POTENTIAL, LOOK NO FURTHER. TAKE ADVANTAGE BY PURCHASING THIS FOURPLEX WITH BELOW MARKET CURRENT RENTS WITH POTENTIAL FOR INCREASE. ALL FOUR UNITS ARE 2 BED/1 BATH WITH A SEPARATE LAUNDRY ROOM. NO HOA! WELL MAINTAINED AND MANAGED BY PROFESSIONAL COMPANY.

40. 2018-03-30
    soldstatus $360,000
41. 2018-03-29
    soldstatus $295,000 Sold
42. 2018-03-29
    soldstatus $295,000
43. 2018-03-03
    status Pending
44. 2018-02-16
    status Active
45. 2018-02-16
    historical Contingent Offer
46. 2018-02-06
    listed $295,000 Active
47. 1999-02-01
    soldstatus $142,000
48. 1996-08-30
    soldstatus $119,000
49. 1993-03-23
    soldstatus $108,322
50. 1992-07-13
    soldstatus $120,000

ⓘ 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: $1,595 · $133/mo
• Projected year-2 tax: $3,835 · $320/mo
• Expected delta: +$2,240/yr (+$187/mo · 140.5%)

ⓘ 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 ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $62,976
• − Mortgage interest: −$36,410
• − Property taxes: −$1,595
• − Insurance: −$3,250
• − Repairs & maintenance: −$5,038
• − Management: −$5,038
• − Depreciation: −$18,909
• Taxable loss: −$7,264
• Est. tax savings @ 24.0%: +$1,743
• After-tax cash flow: $5,746/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): 67,542
• Household income: $51,681
• Rent vs Own: 64.9% rent · 35.1% own
• Severe rent burden: 4430.0

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 52% Black 21% Two or more races 18% White 17% Asian 3% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 43% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 22% · Canada
• Languages at home: 53% English-only · Spanish 44% Tagalog/Filipino 1% 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: ▼ -51.12%
• Current HPI: 318.7946
• Rent YoY: ▼ -0.41%
• 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

+441.7% since first listed

37 events — show timeline

• 2026-06-13 Price Changed $650,000 GLVAR
• 2026-04-26 Listed $665,000 GLVAR
• 2024-04-10 Rental Removed $1,000 APPFOLIO
• 2024-02-04 Price Changed $1,000 APPFOLIO
• 2023-12-01 Price Changed $1,100 APPFOLIO
• 2023-11-02 Listed for Rent $1,200 APPFOLIO
• 2023-04-19 Sold (Public Records) $547,900 Public Records
• 2023-04-19 Sold (MLS) $547,900 GLVAR
• 2023-03-01 Pending — GLVAR
• 2023-02-27 Relisted — GLVAR
• 2023-01-13 Pending — GLVAR
• 2022-12-16 Relisted — GLVAR
• 2022-12-13 Pending — GLVAR
• 2022-11-19 Price Changed $547,900 GLVAR
• 2022-11-01 Price Changed $548,900 GLVAR
• 2022-10-29 Relisted — GLVAR
• 2022-10-12 Pending — GLVAR
• 2022-09-30 Relisted — GLVAR
• 2022-09-20 Pending — GLVAR
• 2022-09-16 Price Changed $549,500 GLVAR
• 2022-09-01 Listed $555,000 GLVAR
• 2021-02-26 Sold (MLS) $380,000 GLVAR
• 2021-02-25 Sold (Public Records) $380,000 Public Records
• 2021-01-08 Contingent — GLVAR
• 2020-09-28 Price Changed $395,000 GLVAR
• 2020-08-04 Listed $400,000 GLVAR
• 2018-03-30 Sold (Public Records) $360,000 Public Records
• 2018-03-29 Sold (Public Records) $295,000 Public Records
• 2018-03-29 Sold (MLS) $295,000 GLVAR
• 2018-03-03 Pending — GLVAR
• 2018-02-16 Relisted — GLVAR
• 2018-02-16 Contingent — GLVAR
• 2018-02-06 Listed $295,000 GLVAR
• 1999-02-01 Sold (Public Records) $142,000 Public Records
• 1996-08-30 Sold (Public Records) $119,000 Public Records
• 1993-03-23 Sold (Public Records) $108,322 Public Records
• 1992-07-13 Sold (Public Records) $120,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $1,595 · +7.8% YoY. Source: county tax records.