3942 Palos Verdes St · Paradise, NV 89119

$179,900

2 bd · 1.0 ba · 772 sqft · Townhouse public records · 68 Days on market

Built 1972 1,742 sqft lot $355/mo HOA · 18% 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 +12.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• DSCR +3.8/10.0
• 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

Charming single story townhouse nestled in a desirable community! This move in ready home features fresh interior paint, new plank flooring, and a brand-new roof, offering comfort and peace of mind from day one. The open and spacious living room flows perfectly for everyday living. Enjoy community amenities including a pool, clubhouse, and park. Conveniently located near shopping centers, UNLV, schools, restaurants, and just minutes from the Las Vegas Strip, this home is ideal for homeowners or investors alike. Don’t miss this fantastic opportunity!

Key facts

• $355 HOA
• Parking
• Built 1972

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $-19 ($-230/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (1.5% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% 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; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 $1,999/mo this rent would consume 51% 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 $1k of loan paydown is wiped out by about $5k 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 68 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $47k; list at $180k implies a 283% gain — meaningful room to come down on a strong offer.

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 $169,106 (6.0% 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. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
10. 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.
11. 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.
12. 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: 1.11% ✓
• Cap rate: 6.17%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 7.5

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: -21.3%
• Equity multiple: 0.29×
• Total profit: $-35,982
• Equity at exit: $26,824

10-year hold

• IRR: -28.2%
• Equity multiple: -0.08×
• Total profit: $-54,534
• Equity at exit: $15,554

Cash invested: $50,372 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,999 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$355
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-19

Break-even live

Break-even rent $2,023

Max offer price $177,126

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3930 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	999	$2,805	$2.81	3d	87	0.18mi
818 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.5	1158	$2,895	$2.50	2d	34	0.27mi
3930 University Center Dr Las Vegas, NV	2.0	2.0–3.0	1200	$1,725	$1.44	44d	2	0.31mi
595 S Royal Crest Cir #18 Las Vegas, NV	2.0	1.0	816	$1,575	$1.93	44d	1	0.33mi
3776 Howard Hughes Pkwy Las Vegas, NV	3.0	1.0–2.5	1548	$3,028	$1.96	2d	9	0.38mi
3550 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	947	$1,425	$1.50	44d	20	0.48mi
1061 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	967	$2,203	$2.28	15d	35	0.60mi
260 E Flamingo Rd Las Vegas, NV	2.0	2.0	1018	$2,372	$2.33	24d	2	0.64mi
260 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	881	$2,295	$2.60	44d	4	0.64mi
260 E Flamingo Rd Las Vegas, NV	2.0	2.0	1018	$2,475	$2.43	3d	1	0.64mi
270 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	877	$2,100	$2.39	44d	7	0.64mi
230 E Flamingo Rd #335 Las Vegas, NV	1.0	1.0	727	$1,600	$2.20	44d	1	0.68mi
220 E Flamingo Rd #229 Las Vegas, NV	1.0	1.0	692	$2,195	$3.17	22d	1	0.74mi
220 E Flamingo Rd #229 Las Vegas, NV	1.0	1.0	692	$2,195	$3.17	24d	1	0.74mi
220 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	863	$2,195	$2.54	44d	7	0.74mi
210 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	833	$2,100	$2.52	44d	6	0.76mi
900 E Desert Inn Rd Las Vegas, NV	1.0–2.0	1.0–2.0	1077	$1,800	$1.67	44d	5	0.90mi
205 E Harmon Ave Las Vegas, NV	1.0–2.0	1.5–2.0	1182	$1,950	$1.65	44d	5	1.01mi
4674 Monterey Cir #1 Las Vegas, NV	2.0	1.0	1000	$1,750	$1.75	44d	1	1.03mi
1601 E Katie Ave Las Vegas, NV	1.0–2.0	1.0–2.0	809	$1,852	$2.29	44d	13	1.04mi
350 E Desert Inn Rd Unit H203 Las Vegas, NV	2.0	1.5	849	$1,725	$2.03	44d	1	1.07mi
1700 E Viking Rd Las Vegas, NV	2.0	2.0	1085	$1,662	$1.53	44d	3	1.11mi
4700 S Maryland Pkwy Las Vegas, NV	1.0	1.0	409	$1,382	$3.37	44d	48	1.23mi
145 E Harmon Ave Unit 1332448P Las Vegas, NV	1.0	1.0	548	$3,796	$6.93	2d	1	1.26mi
2831 Geary Pl #2909 Las Vegas, NV	2.0	1.0	1112	$1,899	$1.71	44d	1	1.35mi
1481 Lorilyn Ave #4 Las Vegas, NV	1.0	1.0	792	$1,835	$2.32	44d	1	1.39mi
3700 Las Vegas Blvd S #672 Las Vegas, NV	1.0	1.0	606	$2,500	$4.13	8d	1	1.44mi
2000 Fashion Show Dr Unit 1501424P Las Vegas, NV	1.0	1.0	592	$5,942	$10.04	2d	1	1.47mi

HOA detail

• Monthly dues: $355 · $4,260/yr
• Likely covers: gaspool

Listing history 24 events

1. 2026-06-18
   days on market $179,900 Active 68 DOM
2. 2026-06-17
   days on market $179,900 Active 67 DOM
3. 2026-06-16
   days on market $179,900 Active 66 DOM
4. 2026-06-15
   days on market $179,900 Active 65 DOM
5. 2026-06-13
   days on market $179,900 Active 63 DOM
6. 2026-06-09
   days on market $179,900 Active 59 DOM
7. 2026-06-08
   days on market $179,900 Active 58 DOM
8. 2026-06-07
   days on market $179,900 Active 57 DOM
9. 2026-06-03
   days on market $179,900 Active 53 DOM
10. 2026-06-02
    days on market $179,900 Active 52 DOM
11. 2026-06-01
    days on market $179,900 Active 51 DOM
12. 2026-05-31
    days on market $179,900 Active 50 DOM
13. 2026-04-11
    historical

    Show marketing remark (561 chars)

    Charming single story townhouse nestled in a desirable community! This move in ready home features fresh interior paint, new plank flooring, and a brand-new roof, offering comfort and peace of mind from day one. The open and spacious living room flows perfectly for everyday living. Enjoy community amenities including a pool, clubhouse, and park. Conveniently located near shopping centers, UNLV, schools, restaurants, and just minutes from the Las Vegas Strip, this home is ideal for homeowners or investors alike. Don’t miss this fantastic opportunity!

14. 2026-04-11
    listed $179,900 Active 561-char remark

    Show marketing remark (561 chars)

    Charming single story townhouse nestled in a desirable community! This move in ready home features fresh interior paint, new plank flooring, and a brand-new roof, offering comfort and peace of mind from day one. The open and spacious living room flows perfectly for everyday living. Enjoy community amenities including a pool, clubhouse, and park. Conveniently located near shopping centers, UNLV, schools, restaurants, and just minutes from the Las Vegas Strip, this home is ideal for homeowners or investors alike. Don’t miss this fantastic opportunity!

15. 2026-03-04
    historical $710
16. 2026-02-28
    price $710
17. 2026-01-31
    price $750
18. 2026-01-17
    price $775
19. 2026-01-10
    price $800
20. 2025-12-27
    price $825
21. 2025-12-17
    listed $850
22. 2025-12-16
    listed $179,900 Active
23. 1993-05-19
    soldstatus $47,000
24. 1987-03-31
    soldstatus $38,000

ⓘ 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 7 d/yr ≥106°F today · 17 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: $23,986
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − HOA: −$4,260
• − Depreciation: −$5,233
• Taxable loss: −$3,020
• Est. tax savings @ 24.0%: +$725
• After-tax cash flow: $495/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

+373.4% since first listed

12 events — show timeline

• 2026-04-11 Listed $179,900 GLVAR
• 2026-04-11 Listing Removed — GLVAR
• 2026-03-04 Rental Removed $710 GLVAR
• 2026-02-28 Price Changed $710 GLVAR
• 2026-01-31 Price Changed $750 GLVAR
• 2026-01-17 Price Changed $775 GLVAR
• 2026-01-10 Price Changed $800 GLVAR
• 2025-12-27 Price Changed $825 GLVAR
• 2025-12-17 Listed for Rent $850 GLVAR
• 2025-12-16 Listed $179,900 GLVAR
• 1993-05-19 Sold (Public Records) $47,000 Public Records
• 1987-03-31 Sold (Public Records) $38,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $336 · +2.2% YoY. Source: county tax records.