3263 Savalli St Unit D · Winchester, NV 89102

$149,990

2 bd · 2.0 ba · 922 sqft · Condo public records · 11 Days on market

Built 1980 $283/mo HOA · 19% 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 +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• 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

Not a short sale, flip or forelosure. New Stove, refrigerator and Diswhwasher to be installed for closing. Two Bedroom Two bath second level condo near The Strip.

Key facts

• $283 HOA
• Parking
• Built 1980

Property features AI

Finance

• HOA & community: Part of Savalli Estates HOA; HOA fee $283 monthly (includes security)

Exterior

• Parking: Assigned parking (one space)
• Security: HOA-provided security
• Utilities: Public water; Public sewer; Underground utilities; No photovoltaics
• Home design: Multi-family property; 2 stories; Property faces north; Has attached property
• Construction: Tile roof; Resale property
• Exterior features: Balcony

Interior

• Kitchen: Gas range; Microwave; Disposal; Laminate countertops; Refrigerator
• Bedrooms: 2 possible bedrooms; Bedroom 2 with closet (12 x 9)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; Tub/shower combo
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Unfurnished; Window treatments
• Laundry & utility: Washer; Dryer; Gas dryer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-21 ($-248/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (1.6% below list).
• Recommended offer: $146k (2.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 79/100 on livability (#3 in NV, #2,272 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment 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 (-2.1%/yr); 140 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% 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).
• This rent runs 36% of the median local income ($50k/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 $1k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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.

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 $146,332 (2.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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: 0.98% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 8.5

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: -21.1%
• Equity multiple: 0.29×
• Total profit: $-29,834
• Equity at exit: $22,364

10-year hold

• IRR: -25.5%
• Equity multiple: -0.05×
• Total profit: $-43,926
• Equity at exit: $12,968

Cash invested: $41,997 (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 89102

• Rents YoY: -2.1%
• Active inventory: 140
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,476 high
• Mortgage (P&I): −$787
• Tax from tax record: −$54 /mo · $654/yr
• Insurance: −$62
• HOA: −$283
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-21

Break-even live

Break-even rent $1,502

Max offer price $146,332

Occupancy floor 96%

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: $37,498
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3240 Cameron St Unit A Las Vegas, NV	2.0	2.0	922	$1,300	$1.41	43d	1	0.08mi
3221 Jericho St Unit C Las Vegas, NV	2.0	2.0	922	$1,175	$1.27	43d	1	0.09mi
3221 Jericho St Unit D Las Vegas, NV	2.0	2.0	922	$1,700	$1.84	43d	1	0.09mi
3355 Arville St Las Vegas, NV	1.0–2.0	1.0	700	$1,642	$2.35	43d	11	0.14mi
3481 Myrtle Ave Las Vegas, NV	2.0	1.0	864	$1,700	$1.97	43d	1	0.26mi
4545 Pennwood Ave Las Vegas, NV	1.0–2.0	1.0–2.0	725	$1,225	$1.69	43d	6	0.44mi
4747 Pennwood Ave Las Vegas, NV	1.0–2.0	1.0–2.0	839	$1,577	$1.88	43d	25	0.45mi
3649 Van Dyke Ave Las Vegas, NV	2.0	2.0	922	$1,200	$1.30	43d	1	0.47mi
3639 Kolendo Ct Unit A Las Vegas, NV	2.0	2.0	912	$999	$1.10	43d	1	0.49mi
5061 Pioneer Ave #202 Las Vegas, NV	2.0	2.0	1105	$1,590	$1.44	43d	1	0.50mi
2950 S Decatur Blvd Las Vegas, NV	2.0	1.0–2.0	690	$1,608	$2.33	43d	22	0.52mi
3625 S Decatur Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	957	$1,699	$1.77	1d	28	0.55mi
3335 Hauck St Las Vegas, NV	1.0–2.0	1.0–2.0	867	$1,450	$1.67	43d	10	0.58mi
4080 W Twain Ave Las Vegas, NV	1.0–3.0	1.0–2.0	858	$1,750	$2.04	43d	8	0.65mi
3800 S Decatur Blvd Las Vegas, NV	3.0	2.0	960	$1,900	$1.98	43d	1	0.68mi
2851 S Decatur Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	866	$1,704	$1.97	43d	15	0.73mi
5353 W Desert Inn Rd Las Vegas, NV	1.0–3.0	1.0–2.0	995	$1,748	$1.76	43d	18	0.77mi
3463 Procyon St Las Vegas, NV	3.0	1.0–2.0	1043	$2,281	$2.19	2d	29	0.80mi
2666 S Decatur Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	938	$1,719	$1.83	43d	15	0.81mi
3475 W Desert Inn Rd Las Vegas, NV	1.0–3.0	1.0–2.0	1105	$2,550	$2.31	4d	100	0.89mi
2683 S Decatur Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	785	$1,450	$1.85	43d	16	0.95mi
4521 Via Torino Las Vegas, NV	3.0	2.0	1036	$2,150	$2.08	43d	1	0.97mi
4381 W Flamingo Rd Las Vegas, NV	4.0	1.0–4.5	3300	$21,200	$6.42	4d	8	1.09mi
4550 W Sahara Ave Las Vegas, NV	1.0–2.0	1.0–2.0	867	$1,475	$1.70	43d	15	1.16mi
3150 W Twain Ave Las Vegas, NV	1.0–3.0	1.0–2.0	1039	$2,088	$2.01	1d	12	1.24mi
3850 W Nevso Dr Las Vegas, NV	2.0	1.0–2.0	1042	$2,772	$2.66	1d	19	1.25mi
4201 S Decatur Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	800	$1,502	$1.88	43d	26	1.30mi
4320 Sandy River Dr #96 Las Vegas, NV	2.0	1.0	816	$1,250	$1.53	43d	1	1.35mi
5100 Obannon Dr Las Vegas, NV	2.0	1.0–2.0	845	$1,338	$1.58	43d	5	1.36mi
4990 River Glen Dr #168 Las Vegas, NV	2.0	1.0	816	$1,300	$1.59	43d	1	1.37mi
5026 River Glen Dr #159 Las Vegas, NV	2.0	1.0	816	$1,275	$1.56	43d	1	1.38mi
2301 S Valley View Blvd Las Vegas, NV	1.0	1.0	624	$1,504	$2.41	43d	6	1.38mi
5062 River Glen Dr #151 Las Vegas, NV	2.0	1.0	816	$1,200	$1.47	43d	1	1.38mi
5101 Obannon Dr Las Vegas, NV	2.0	2.0	935	$1,470	$1.57	43d	6	1.39mi
4721 River Glen Dr Unit 17 Las Vegas, NV	2.0	1.0	816	$1,500	$1.84	43d	1	1.40mi
5044 River Glen Dr #148 Las Vegas, NV	2.0	1.0	816	$1,750	$2.14	43d	1	1.40mi
4961 River Glen Dr #28 Las Vegas, NV	2.0	1.0	816	$1,499	$1.84	43d	1	1.41mi
5525 W Flamingo Rd #2016 Las Vegas, NV	1.0	1.0	870	$1,050	$1.21	43d	1	1.43mi
5041 River Glen Dr #91 Las Vegas, NV	2.0	1.0	816	$1,350	$1.65	43d	1	1.44mi
4200 S Valley View Blvd Las Vegas, NV	2.0–3.0	2.0	1079	$1,725	$1.60	43d	2	1.44mi

HOA detail condo

• Monthly dues: $283 · $3,396/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-08
   status Pending 375-char remark
2. 2026-04-27
   listed $149,990 Active 375-char remark
3. 2013-06-19
   soldstatus $60,000 Sold 162-char remark

   Show marketing remark (162 chars)

   Not a short sale, flip or forelosure. New Stove, refrigerator and Diswhwasher to be installed for closing. Two Bedroom Two bath second level condo near The Strip.

4. 2013-06-11
   soldstatus $60,000
5. 2013-05-16
   historical Contingent Offer 162-char remark

   Show marketing remark (162 chars)

   Not a short sale, flip or forelosure. New Stove, refrigerator and Diswhwasher to be installed for closing. Two Bedroom Two bath second level condo near The Strip.

6. 2013-02-25
   listed $65,000 Exclusive Right 162-char remark

   Show marketing remark (162 chars)

   Not a short sale, flip or forelosure. New Stove, refrigerator and Diswhwasher to be installed for closing. Two Bedroom Two bath second level condo near The Strip.

7. 1981-10-08
   soldstatus $48,650

ⓘ 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: $654 · $54/mo
• Projected year-2 tax: $885 · $74/mo
• Expected delta: +$231/yr (+$19/mo · 35.4%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,709
• − Mortgage interest: −$8,402
• − Property taxes: −$654
• − Insurance: −$750
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − HOA: −$3,396
• − Depreciation: −$4,363
• Taxable loss: −$2,689
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $397/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 — Winchester

• Score: 79/100
• State rank: #3
• US rank: #2272

Category grades

Amenities B- Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety B+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winchester, NV
• County: Clark County · 2,306,105 people
• City population: 39,883
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 36,825
• Household income: $49,843
• Rent vs Own: 70.2% rent · 29.8% own
• Severe rent burden: 3577.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 48% White 24% Two or more races 21% Black 11% Asian 9% Native American 3%
• Hispanic origin (detail): Mexican 34% Cuban 3%
• Common ancestry: Romanian 2% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 31% · Canada, China, Vietnam
• Languages at home: 53% English-only · Spanish 36% Tagalog/Filipino 3% Chinese 2%

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: ▼ -244.81%
• Current HPI: 260.2725
• Rent YoY: ▼ -2.10%
• 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

+228.9% since first listed

8 events — show timeline

• 2026-06-16 Sold (MLS) $160,000 GLVAR
• 2026-05-08 Pending — GLVAR
• 2026-04-27 Listed $149,990 GLVAR
• 2013-06-19 Sold (MLS) $60,000 GLVAR
• 2013-06-11 Sold (Public Records) $60,000 Public Records
• 2013-05-16 Contingent — GLVAR
• 2013-02-25 Listed $65,000 GLVAR
• 1981-10-08 Sold (Public Records) $48,650 Public Records

Property tax history

+0.1%/yr

Latest (2025): $654 · +7.5% YoY. Source: county tax records.