6054 Bluehill Ave · Sunrise Manor, NV 89156

$250,000

3 bd · 2.0 ba · 1,868 sqft · Manufactured public records · 12 Days on market

Built 1990 6,534 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 +16.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special with incredible upside potential! This spacious 1,868 sq. ft. manufactured home offers 3 bedrooms, 2 bathrooms, and an oversized 480 sq. ft. tandem 2 car garage, creating a rare opportunity for investors, flippers, or buyers looking to build sweat equity. Situated on a generously sized lot, this property has strong value add potential and is priced accordingly. The HVAC system was replaced approximately 5 years ago, helping reduce one of the major renovation expenses. All appliances are included, making the property ready for immediate occupancy or renovation. The backyard features an existing pool that simply needs a new pump and filter to bring it back to life and create

Key facts

• Hvac system replaced
• Existing pool
• Sold as is

Tags

• HVAC SYSTEM REPLACED
• EXISTING POOL
• NO HOA
• SOLD AS IS

Property features AI

Exterior

• Parking: Private garage; RV gated parking with RV access
• Utilities: Public water; Public sewer; Underground utilities; No photovoltaics
• Home design: Single-family residence; Single-story; Faces south; Resale property
• Construction: Composition shingle roof; Resale construction
• Exterior features: Covered patio; Patio; Block fencing in back yard; Desert landscaping; Landscaped lot; Less than quarter acre lot

Interior

• Kitchen: Breakfast bar/counter; Gas range; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: 3 bedrooms (one bedroom on the main level); Bedroom 2 with ceiling fan, approximately 11 x 10; Bedroom 3 with ceiling fan, approximately 11 x 10; Additional bedroom/room approximately 15 x 15 with ceiling fan
• Flooring: Carpet; Hardwood; Linoleum; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Unfurnished; Bedroom on main level; Primary bedroom on main level; Ceiling fans
• Laundry & utility: Washer and dryer included; Gas dryer hookup on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (15.8% below list).
• Recommended offer: $211k (15.8% 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: Herr Helen Es (math 8% / reading 17%, grade F, #368 of 402 statewide, top 93%, 615 students, 100% FRL); Bailey Dr William H Ms (math 9% / reading 26%, grade F, #83 of 109 statewide, top 78%, 1,294 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 14% at this address vs 30% district-wide (-16 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 flat; 162 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 36% of the median local income ($70k/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 $2k of loan paydown is wiped out by about $8k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; list at $250k implies a 614% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,573 (15.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.87% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.49×
• Total profit: $-35,873
• Equity at exit: $37,276

10-year hold

• IRR: -9.4%
• Equity multiple: 0.47×
• Total profit: $-37,216
• Equity at exit: $21,615

Cash invested: $70,000 (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 89156

• Home prices YoY: -18.2%
• Rents YoY: 0.9%
• Active inventory: 162
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,106 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$105 /mo · $1,256/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $144

Break-even live

Break-even rent $1,924

Max offer price $250,000

Occupancy floor 88%

Sensitivity live

Price	-10% $285	-5% $214	+0% $144	+5% $73	+10% $2
Rent	-10% $-23	-5% $61	+0% $144	+5% $227	+10% $310
Rate	-1.0pp $270	-0.5pp $207	base $144	+0.5pp $79	+1.0pp $13

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5962 Turtle River Ave Unit n/a Las Vegas, NV	3.0	2.0	1630	$1,850	$1.13	25d	1	0.16mi
2701 Old Bear Canyon St Las Vegas, NV	4.0	3.0	1969	$2,450	$1.24	25d	1	0.18mi
2742 Herron Hills St Las Vegas, NV	3.0	2.0	1404	$2,835	$2.02	16d	1	0.19mi
6415 Kressler Ave Las Vegas, NV	3.0	2.0	1387	$1,779	$1.28	19d	1	0.54mi
2462 Cavern Cove Way Las Vegas, NV	4.0	3.0	1866	$1,995	$1.07	45d	1	0.57mi
6479 Lone Peak Way Las Vegas, NV	3.0	2.0	1500	$2,040	$1.36	5d	1	0.58mi
6060 Yellowstone Ave Las Vegas, NV	3.0	2.0	1368	$1,725	$1.26	25d	1	0.63mi
6570 Pipe Spring Dr Las Vegas, NV	3.0	2.0	1234	$1,800	$1.46	0d	1	0.64mi
6253 Mount Rainier Ave Las Vegas, NV	4.0	2.0	1920	$1,800	$0.94	6d	1	0.73mi
2932 Galena Peak Ln Las Vegas, NV	3.0	2.0	1340	$1,850	$1.38	0d	1	0.84mi
6201 E Lake Mead Blvd #240 Las Vegas, NV	2.0	2.0	1446	$1,500	$1.04	45d	1	0.84mi
6645 Beach Plum Way Las Vegas, NV	4.0	2.5	1999	$2,250	$1.13	0d	1	0.86mi
6674 Jordan River Dr Las Vegas, NV	3.0	2.0	1655	$1,800	$1.09	25d	1	0.98mi
2825 Overlook Brook St Las Vegas, NV	4.0	3.0	2330	$2,525	$1.08	45d	1	0.99mi
5291 Shreve Ave Las Vegas, NV	3.0	2.5	1342	$1,599	$1.19	4d	1	1.07mi
1745 Mount Hood St Unit N/A Las Vegas, NV	3.0	2.5	1890	$2,050	$1.08	25d	1	1.09mi
5225 Paradise Valley Ave Unit x Las Vegas, NV	3.0	2.5	1342	$1,675	$1.25	45d	1	1.11mi
2281 Hidden View St Unit 1 Las Vegas, NV	4.0	2.5	1343	$2,100	$1.56	0d	1	1.16mi
2932 Moulin Heights St Las Vegas, NV	4.0	3.0	2275	$2,100	$0.92	25d	1	1.16mi
6858 Greensmen Ave Las Vegas, NV	4.0	3.5	2540	$2,495	$0.98	9d	1	1.17mi
5142 Piazza Cavour Dr Las Vegas, NV	3.0	2.5	1315	$1,729	$1.31	18d	1	1.23mi
5133 Bellaria Pl Las Vegas, NV	3.0	2.5	1512	$1,799	$1.19	25d	1	1.26mi
6080 Desert Sun Dr Las Vegas, NV	4.0	2.0	1743	$2,650	$1.52	0d	1	1.30mi
2372 Beaver Bay Ct Las Vegas, NV	3.0	2.0	1302	$1,850	$1.42	25d	1	1.41mi
6534 Hedge Top Ave Las Vegas, NV	3.0	2.0	1996	$1,995	$1.00	45d	1	1.48mi

Listing history 8 events

1. 2026-06-21
   days on market $250,000 Active 12 DOM
2. 2026-06-18
   days on market $250,000 Active 9 DOM
3. 2026-06-17
   days on market $250,000 Active 8 DOM
4. 2026-06-16
   days on market $250,000 Active 7 DOM
5. 2026-06-15
   days on market $250,000 Active 6 DOM
6. 2026-06-13
   days on market $250,000 Active 4 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $250,000 Active 1 DOM

ⓘ 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: $1,256 · $105/mo
• Projected year-2 tax: $1,475 · $123/mo
• Expected delta: +$219/yr (+$18/mo · 17.5%)

ⓘ 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 ≥106°F today · 16 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: $25,269
• − Mortgage interest: −$14,004
• − Property taxes: −$1,256
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,022
• − Management: −$2,022
• − Depreciation: −$7,273
• Taxable loss: −$2,556
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $2,338/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): 30,052
• Household income: $69,767
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 895.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 53% White 26% Two or more races 21% Black 11% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Romanian 1% Slovak 1% Russian 1%
• Foreign-born: 22% · Canada
• Languages at home: 57% English-only · Spanish 39% Other Asian/Pacific 1% Other Indo-European 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: ▼ -65.96%
• Current HPI: 295.5254
• Rent YoY: ▲ 0.87%
• 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

+762.1% since first listed

3 events — show timeline

• 2026-06-09 Listed $250,000 GLVAR
• 1992-12-03 Sold (Public Records) $35,000 Public Records
• 1989-12-26 Sold (Public Records) $29,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,256 · -4.4% YoY. Source: county tax records.