2627 S Lamb Blvd #20 · Sunrise Manor, NV 89121

$97,900

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 146 Days on market

Built 2023

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

This home is available at this great price. The rental price displayed with the listing is an estimate of your potential monthly mortgage payment. Step into the serenity of this splendid 2-bedroom, 2-bathroom residence spanning 1,042 sq. ft. You'll be immediately captivated by the beauty and functionality of the kitchen, complete with gleaming stainless steel appliances and an abundance of storage. The kitchen seamlessly flows into an open floor plan that effortlessly connects the living and dining areas. This harmonious design ensures that every meal shared or moment spent with loved ones is an experience enhanced by the elegance of this space. One of the many highlights of this home is th

Key facts

• Built 2023
• Listed 146 days

Property features AI

Finance

• Other: Living area approximately 1056; Spec inventory (new construction); Active listing

Exterior

• Home design: Single section, 2 bed 2 bath plan

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Dishwasher; Disposal; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $86k (12.0% 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 soft (-0.1%/yr); 405 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 ($56k/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 $677 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.55% ✓
• Cap rate: 12.68%
• Cash-on-cash: 22.80%
• DSCR: 2.01
• GRM: 5.4

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: 12.3%
• Equity multiple: 1.47×
• Total profit: $12,888
• Equity at exit: $14,597

10-year hold

• IRR: 18.7%
• Equity multiple: 2.34×
• Total profit: $36,862
• Equity at exit: $8,465

Cash invested: $27,412 (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: 405
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,516 high
• Mortgage (P&I): −$513
• Tax est. 1.5%: −$122 /mo · $1,468/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $521

Break-even live

Break-even rent $856

Max offer price $97,900

Occupancy floor 61%

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: $24,475
• Closing costs: $2,937
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2627 S Lamb Blvd #81 Las Vegas, NV	2.0	2.0	1056	$1,939	$1.84	43d	1	0.03mi
2627 S Lamb Blvd #233 Las Vegas, NV	2.0	1.0	896	$1,669	$1.86	43d	1	0.03mi
2627 S Lamb Blvd #141 Las Vegas, NV	3.0	2.0	1344	$1,899	$1.41	43d	1	0.10mi
3655 E Sahara Ave Las Vegas, NV	1.0–2.0	1.0	775	$1,260	$1.63	23d	10	0.42mi
426 Greenbriar Townhouse Way Las Vegas, NV	2.0	1.5	1320	$1,595	$1.21	43d	1	0.49mi
343 Greenbriar Townhouse Way Las Vegas, NV	1.0	1.5	1320	$1,560	$1.18	43d	1	0.58mi
210 Greenbriar Townhouse Way Las Vegas, NV	2.0	2.5	1320	$1,550	$1.17	43d	1	0.58mi
656 Greenbriar Townhouse Way Las Vegas, NV	2.0	2.5	1320	$1,600	$1.21	43d	1	0.59mi
2967 Ferndale St Las Vegas, NV	3.0	2.0	1134	$1,835	$1.62	23d	1	0.63mi
641 E Pecos Way Unit 1 Las Vegas, NV	2.0	2.5	1320	$1,550	$1.17	7d	1	0.64mi
4450 Karen Ave Las Vegas, NV	2.0	2.0	975	$1,432	$1.47	7d	11	0.66mi
3601 E Wyoming Ave Unit 236 Las Vegas, NV	2.0	2.0	924	$1,399	$1.51	11d	1	0.70mi
3601 E Wyoming Ave Spc 527 Las Vegas, NV	2.0	1.0	832	$1,679	$2.02	43d	1	0.70mi
3601 E Wyoming Ave Spc 526 Las Vegas, NV	3.0	2.0	1344	$1,999	$1.49	43d	1	0.70mi
3601 E Wyoming Ave Unit 411 Las Vegas, NV	2.0	2.0	896	$1,729	$1.93	43d	1	0.73mi
3601 E Wyoming Ave Unit 46 Las Vegas, NV	2.0	2.0	960	$1,749	$1.82	43d	1	0.73mi
4550 Karen Ave Las Vegas, NV	2.0–3.0	1.0–2.0	988	$1,215	$1.23	14d	11	0.77mi
4555 E Sahara Ave Las Vegas, NV	2.0	2.0	1073	$1,175	$1.10	43d	4	0.79mi
4555 E Sahara Ave Las Vegas, NV	2.0	2.0	1073	$1,188	$1.11	23d	3	0.79mi
2773 Sidewinder Ln Unit B Las Vegas, NV	2.0	2.0	918	$1,000	$1.09	17d	1	0.79mi
3210 S Sandhill Rd Las Vegas, NV	1.0–2.0	1.0–1.5	661	$1,391	$2.10	1d	12	0.79mi
2883 Wheelwright Dr Unit 1 Las Vegas, NV	2.0	2.0	918	$1,195	$1.30	7d	1	0.81mi
4555 E Sahara Ave #284 Las Vegas, NV	2.0	2.0	1073	$1,250	$1.16	7d	1	0.82mi
2771 S Mountain Vista St Unit B Las Vegas, NV	2.0	2.0	900	$1,099	$1.22	21d	1	0.83mi
4570 Carriage Park Dr Unit B Las Vegas, NV	2.0	2.0	918	$1,395	$1.52	17d	1	0.84mi
157 Pecos Way Las Vegas, NV	2.0	1.5	1320	$1,400	$1.06	23d	1	0.84mi
4591 Macher Way Unit D Las Vegas, NV	2.0	2.0	918	$1,100	$1.20	43d	1	0.84mi
4379 Hilldale Ave Las Vegas, NV	2.0	1.0	954	$1,485	$1.56	7d	1	0.86mi
4648 Krissylouise Way Las Vegas, NV	2.0	1.0	792	$1,240	$1.57	16d	1	0.89mi
2687 Aarondavid Dr Unit C Las Vegas, NV	2.0	1.0	774	$1,050	$1.36	4d	1	0.92mi
2687 Aarondavid Dr Unit C Las Vegas, NV	2.0	1.0	774	$1,050	$1.36	7d	1	0.92mi
4640 Vegas Valley Dr Las Vegas, NV	1.0–2.0	1.0–2.0	853	$1,340	$1.57	43d	1	0.93mi
4701 E Sahara Ave Las Vegas, NV	1.0–2.0	1.0	878	$1,325	$1.51	2d	9	0.93mi
3012 S Mountain Vista St Unit MV Condo Las Vegas, NV	2.0	1.0	828	$945	$1.14	43d	1	0.94mi
2686 Aarondavid Dr Unit C Las Vegas, NV	2.0	1.0	778	$1,100	$1.41	4d	1	0.94mi
2686 Aarondavid Dr Unit C Las Vegas, NV	2.0	1.0	778	$1,050	$1.35	20d	1	0.94mi
2686 Aarondavid Dr Unit B Las Vegas, NV	2.0	1.0	778	$1,150	$1.48	21d	1	0.94mi
2686 Aarondavid Dr Unit B Las Vegas, NV	2.0	1.0	778	$1,150	$1.48	20d	1	0.94mi
2704 Aarondavid Dr Unit C Las Vegas, NV	2.0	1.0	778	$1,075	$1.38	17d	1	0.94mi
2704 Aarondavid Dr Las Vegas, NV	2.0	1.0	778	$1,075	$1.38	16d	1	0.94mi

Listing history 12 events

1. 2026-06-18
   days on market $97,900 Active 146 DOM
2. 2026-06-17
   days on market $97,900 Active 145 DOM
3. 2026-06-16
   days on market $97,900 Active 144 DOM
4. 2026-06-15
   days on market $97,900 Active 143 DOM
5. 2026-06-13
   days on market $97,900 Active 141 DOM
6. 2026-06-09
   days on market $97,900 Active 137 DOM
7. 2026-06-08
   days on market $97,900 Active 136 DOM
8. 2026-06-08
   days on market $97,900 Active 135 DOM
9. 2026-06-03
   days on market $97,900 Active 131 DOM
10. 2026-06-02
    days on market $97,900 Active 130 DOM
11. 2026-06-01
    days on market $97,900 Active 129 DOM
12. 2026-05-31
    days on market $97,900 Active 128 DOM

ⓘ 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

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 14 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: $18,188
• − Mortgage interest: −$5,484
• − Property taxes: −$1,468
• − Insurance: −$490
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$2,848
• Taxable income: $4,988
• Est. tax owed @ 24.0%: −$1,197
• After-tax cash flow: $5,053/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