3821 1/2 Daisy St #26 · Paradise, NV 89119

$130,000

2 bd · 1.0 ba · 750 sqft · Condo public records · 107 Days on market

Built 1963 $256/mo HOA · 13% of rent

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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 +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

Beautifully Remodeled 1st-Floor Condo! This updated unit features even flooring throughout, freshly painted white walls for a clean, modern feel, and upgraded kitchen cabinets and appliances with ample counter space for meal prep. The remodeled bathroom shower and sink add a fresh touch. This condo includes a designated covered parking space and a private storage room and laundry space. The community also offers a refreshing pool and plenty of open parking for guests. Conveniently located just minutes from the Strip, airport and dining areas.

Key facts

• Private storage room
• Laundry space
• Refreshing pool

Tags

• REMODELED BATHROOM SHOWER
• UPGRADED KITCHEN CABINETS
• DESIGNATED COVERED PARKING
• PRIVATE STORAGE ROOM
• LAUNDRY SPACE
• REFRESHING POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% 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+, schools F, 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.
• Market conditions: Rents soft (-1.8%/yr); 199 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% of comp listings sitting > 30 days — soft ceiling on asking rent; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• At $1,957/mo this rent would consume 50% of the median local household income ($47k/yr) (locally 4678% 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 $899 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.51% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.26%
• DSCR: 1.77
• GRM: 5.5

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: 4.9%
• Equity multiple: 1.18×
• Total profit: $6,654
• Equity at exit: $19,383

10-year hold

• IRR: 11.1%
• Equity multiple: 1.74×
• Total profit: $27,002
• Equity at exit: $11,240

Cash invested: $36,400 (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: 199
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,957 high
• Mortgage (P&I): −$682
• Tax from tax record: −$30 /mo · $366/yr
• Insurance: −$54
• HOA: −$256
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $524

Break-even live

Break-even rent $1,294

Max offer price $130,000

Occupancy floor 68%

Sensitivity live

Price	-10% $597	-5% $560	+0% $524	+5% $487	+10% $450
Rent	-10% $369	-5% $446	+0% $524	+5% $601	+10% $678
Rate	-1.0pp $589	-0.5pp $557	base $524	+0.5pp $490	+1.0pp $456

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
595 S Royal Crest Cir #18 Las Vegas, NV	2.0	1.0	816	$1,575	$1.93	44d	1	0.20mi
3930 University Center Dr Las Vegas, NV	2.0	2.0–3.0	1200	$1,725	$1.44	44d	2	0.21mi
818 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.5	1158	$2,895	$2.50	3d	34	0.28mi
3930 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	999	$2,805	$2.81	3d	87	0.34mi
3550 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	947	$1,425	$1.50	44d	20	0.46mi
3776 Howard Hughes Pkwy Las Vegas, NV	3.0	1.0–2.5	1548	$3,028	$1.96	2d	9	0.50mi
1061 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	967	$2,203	$2.28	15d	35	0.56mi
900 E Desert Inn Rd Las Vegas, NV	1.0–2.0	1.0–2.0	1077	$1,800	$1.67	44d	5	0.72mi
260 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	881	$2,295	$2.60	44d	4	0.84mi
260 E Flamingo Rd Las Vegas, NV	2.0	2.0	1018	$2,475	$2.43	3d	1	0.84mi
260 E Flamingo Rd Las Vegas, NV	2.0	2.0	1018	$2,372	$2.33	24d	2	0.84mi
270 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	877	$2,100	$2.39	44d	7	0.85mi
1601 E Katie Ave Las Vegas, NV	1.0–2.0	1.0–2.0	809	$1,852	$2.29	44d	13	0.86mi
230 E Flamingo Rd #335 Las Vegas, NV	1.0	1.0	727	$1,600	$2.20	44d	1	0.88mi
220 E Flamingo Rd #229 Las Vegas, NV	1.0	1.0	692	$2,195	$3.17	22d	1	0.93mi
220 E Flamingo Rd #229 Las Vegas, NV	1.0	1.0	692	$2,195	$3.17	24d	1	0.93mi
1700 E Viking Rd Las Vegas, NV	2.0	2.0	1085	$1,662	$1.53	44d	3	0.94mi
220 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	863	$2,195	$2.54	44d	7	0.95mi
210 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	833	$2,100	$2.52	44d	6	0.95mi
350 E Desert Inn Rd Unit H203 Las Vegas, NV	2.0	1.5	849	$1,725	$2.03	44d	1	1.06mi
2831 Geary Pl #2909 Las Vegas, NV	2.0	1.0	1112	$1,899	$1.71	44d	1	1.22mi
205 E Harmon Ave Las Vegas, NV	1.0–2.0	1.5–2.0	1182	$1,950	$1.65	44d	5	1.23mi
4674 Monterey Cir #1 Las Vegas, NV	2.0	1.0	1000	$1,750	$1.75	44d	1	1.24mi
4700 S Maryland Pkwy Las Vegas, NV	1.0	1.0	409	$1,382	$3.37	44d	48	1.26mi
1481 Lorilyn Ave #4 Las Vegas, NV	1.0	1.0	792	$1,835	$2.32	44d	1	1.38mi
145 E Harmon Ave Unit 1332448P Las Vegas, NV	1.0	1.0	548	$3,796	$6.93	2d	1	1.47mi
322 Karen Ave Las Vegas, NV	1.0–2.0	1.0–2.0	1109	$3,500	$3.15	5d	3	1.47mi
322 Karen Ave Las Vegas, NV	1.0–2.0	1.5–2.0	1109	$3,500	$3.15	4d	3	1.47mi
222 Karen Ave #306 Las Vegas, NV	1.0	2.0	814	$2,300	$2.83	44d	1	1.49mi
222 Karen Ave #1105 Las Vegas, NV	1.0	1.5	814	$1,990	$2.44	44d	1	1.49mi
222 Karen Ave #3203 Las Vegas, NV	1.0	2.0	814	$2,500	$3.07	44d	1	1.49mi
222 Karen Ave #1004 Las Vegas, NV	1.0	1.5	814	$2,300	$2.83	24d	1	1.49mi
222 Karen Ave #3005 Las Vegas, NV	1.0	1.5	814	$2,400	$2.95	24d	1	1.49mi
222 Karen Ave #2904 Las Vegas, NV	1.0	1.5	814	$2,200	$2.70	2d	1	1.49mi

HOA detail condo

• Monthly dues: $256 · $3,072/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $130,000 Active 107 DOM
2. 2026-06-17
   days on market $130,000 Active 106 DOM
3. 2026-06-16
   days on market $130,000 Active 105 DOM
4. 2026-06-15
   days on market $130,000 Active 104 DOM
5. 2026-06-13
   days on market $130,000 Active 102 DOM
6. 2026-06-09
   days on market $130,000 Active 98 DOM
7. 2026-06-08
   days on market $130,000 Active 97 DOM
8. 2026-06-07
   days on market $130,000 Active 96 DOM
9. 2026-06-03
   days on market $130,000 Active 92 DOM
10. 2026-06-02
    days on market $130,000 Active 91 DOM
11. 2026-06-01
    days on market $130,000 Active 90 DOM
12. 2026-05-31
    days on market $130,000 Active 89 DOM
13. 2026-04-01
    price $130,000 548-char remark

    Show marketing remark (548 chars)

    Beautifully Remodeled 1st-Floor Condo! This updated unit features even flooring throughout, freshly painted white walls for a clean, modern feel, and upgraded kitchen cabinets and appliances with ample counter space for meal prep. The remodeled bathroom shower and sink add a fresh touch. This condo includes a designated covered parking space and a private storage room and laundry space. The community also offers a refreshing pool and plenty of open parking for guests. Conveniently located just minutes from the Strip, airport and dining areas.

14. 2026-03-03
    listed $160,000 Active 548-char remark

    Show marketing remark (548 chars)

    Beautifully Remodeled 1st-Floor Condo! This updated unit features even flooring throughout, freshly painted white walls for a clean, modern feel, and upgraded kitchen cabinets and appliances with ample counter space for meal prep. The remodeled bathroom shower and sink add a fresh touch. This condo includes a designated covered parking space and a private storage room and laundry space. The community also offers a refreshing pool and plenty of open parking for guests. Conveniently located just minutes from the Strip, airport and dining areas.

15. 2026-03-02
    historical
16. 2026-01-17
    price $160,000
17. 2026-01-12
    status Active
18. 2026-01-05
    historical
19. 2025-03-13
    listed $170,000 Active
20. 2023-05-26
    soldstatus $139,000 Closed
21. 2023-05-26
    soldstatus $139,000
22. 2023-05-16
    historical Active Under Contract
23. 2023-05-11
    listed $139,000 Active
24. 2022-03-14
    soldstatus $130,000 Closed
25. 2022-03-14
    soldstatus $130,000
26. 2022-02-19
    status Pending
27. 2022-02-10
    price $130,000
28. 2022-02-10
    listed $13,000 Active
29. 2019-05-22
    soldstatus $80,000
30. 2000-06-16
    soldstatus $45,000
31. 1992-02-10
    soldstatus $17,000

ⓘ 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: $366 · $30/mo
• Projected year-2 tax: $767 · $64/mo
• Expected delta: +$401/yr (+$33/mo · 109.7%)

ⓘ 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 ≥106°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: $23,483
• − Mortgage interest: −$7,282
• − Property taxes: −$366
• − Insurance: −$650
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − HOA: −$3,072
• − Depreciation: −$3,782
• Taxable income: $4,574
• Est. tax owed @ 24.0%: −$1,098
• After-tax cash flow: $5,185/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

+664.7% since first listed

19 events — show timeline

• 2026-04-01 Price Changed $130,000 GLVAR
• 2026-03-03 Listed $160,000 GLVAR
• 2026-03-02 Listing Removed — GLVAR
• 2026-01-17 Price Changed $160,000 GLVAR
• 2026-01-12 Relisted — GLVAR
• 2026-01-05 Listing Removed — GLVAR
• 2025-03-13 Listed $170,000 GLVAR
• 2023-05-26 Sold (Public Records) $139,000 Public Records
• 2023-05-26 Sold (MLS) $139,000 GLVAR
• 2023-05-16 Contingent — GLVAR
• 2023-05-11 Listed $139,000 GLVAR
• 2022-03-14 Sold (Public Records) $130,000 Public Records
• 2022-03-14 Sold (MLS) $130,000 GLVAR
• 2022-02-19 Pending — GLVAR
• 2022-02-10 Price Changed $130,000 GLVAR
• 2022-02-10 Listed $13,000 GLVAR
• 2019-05-22 Sold (Public Records) $80,000 Public Records
• 2000-06-16 Sold (Public Records) $45,000 Public Records
• 1992-02-10 Sold (Public Records) $17,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $366 · +7.2% YoY. Source: county tax records.