3720 S Royal Crest Cir #6 · Paradise, NV 89169

$105,000

1 bd · 1.0 ba · 480 sqft · Condo public records · 94 Days on market

Built 1963 $240/mo HOA · 20% 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 +12.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1 of 4 available units ideally located just moments from the vibrant energy of the Las Vegas Strip, the cutting-edge MSG Sphere, University of Nevada, Las Vegas, and Harry Reid International Airport, this centrally positioned 1-bedroom, 1-bath condo offers unbeatable convenience in the heart of it all. Whether you're seeking a low- maintenance primary residence, a student-friendly option near campus, or a smart investment opportunity, this property checks the boxes. The community features a refreshing pool, on-site laundry facilities, and a low HOA—making ownership simple and cost-effective. With strong rental demand, continued area growth, and close proximity to world-class dining, entertainment, and major employers, this is an excellent opportunity to secure property in one of the country’s most dynamic markets. Now ready for its next chapter.

Key facts

• Strong rental demand
• Refreshing pool
• Entertainment

Tags

• REFRESHING POOL
• ON-SITE LAUNDRY FACILITIES
• LOW HOA
• STRONG RENTAL DEMAND
• CONTINUED AREA GROWTH
• ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $-7 ($-81/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (0.9% below list).
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $96k (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 falling (-4.4%/yr); 178 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• This rent runs 36% of the median local income ($41k/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 $726 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.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y 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.
• Current owner paid $35k; list at $105k implies a 200% 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 $95,550 (9.0% 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 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — 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. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.16% ✓
• Cap rate: 6.22%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 7.2

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: -21.2%
• Equity multiple: 0.29×
• Total profit: $-20,837
• Equity at exit: $15,656

10-year hold

• IRR: -28.5%
• Equity multiple: -0.08×
• Total profit: $-31,772
• Equity at exit: $9,078

Cash invested: $29,400 (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 89169

• Home prices YoY: -33.4%
• Rents YoY: -4.4%
• Active inventory: 178
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$240
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-7

Break-even live

Break-even rent $1,222

Max offer price $104,021

Occupancy floor 96%

Sensitivity live

Price	-10% $66	-5% $30	+0% $-7	+5% $-43	+10% $-79
Rent	-10% $-103	-5% $-55	+0% $-7	+5% $41	+10% $89
Rate	-1.0pp $46	-0.5pp $20	base $-7	+0.5pp $-34	+1.0pp $-62

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4700 S Maryland Pkwy Las Vegas, NV	1.0	1.0	409	$1,382	$3.37	44d	48	1.44mi

HOA detail condo

• Monthly dues: $240 · $2,880/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $105,000 Active 94 DOM
2. 2026-06-17
   days on market $105,000 Active 93 DOM
3. 2026-06-16
   days on market $105,000 Active 92 DOM
4. 2026-06-15
   days on market $105,000 Active 91 DOM
5. 2026-06-13
   days on market $105,000 Active 89 DOM
6. 2026-06-09
   days on market $105,000 Active 85 DOM
7. 2026-06-08
   days on market $105,000 Active 84 DOM
8. 2026-06-07
   days on market $105,000 Active 83 DOM
9. 2026-06-03
   days on market $105,000 Active 79 DOM
10. 2026-06-02
    days on market $105,000 Active 78 DOM
11. 2026-06-01
    days on market $105,000 Active 77 DOM
12. 2026-05-31
    days on market $105,000 Active 76 DOM
13. 2026-05-07
    historical Active Under Contract 869-char remark

    Show marketing remark (869 chars)

    1 of 4 available units ideally located just moments from the vibrant energy of the Las Vegas Strip, the cutting-edge MSG Sphere, University of Nevada, Las Vegas, and Harry Reid International Airport, this centrally positioned 1-bedroom, 1-bath condo offers unbeatable convenience in the heart of it all. Whether you're seeking a low- maintenance primary residence, a student-friendly option near campus, or a smart investment opportunity, this property checks the boxes. The community features a refreshing pool, on-site laundry facilities, and a low HOA—making ownership simple and cost-effective. With strong rental demand, continued area growth, and close proximity to world-class dining, entertainment, and major employers, this is an excellent opportunity to secure property in one of the country’s most dynamic markets. Now ready for its next chapter.

14. 2026-03-16
    status Active 869-char remark

    Show marketing remark (869 chars)

    1 of 4 available units ideally located just moments from the vibrant energy of the Las Vegas Strip, the cutting-edge MSG Sphere, University of Nevada, Las Vegas, and Harry Reid International Airport, this centrally positioned 1-bedroom, 1-bath condo offers unbeatable convenience in the heart of it all. Whether you're seeking a low- maintenance primary residence, a student-friendly option near campus, or a smart investment opportunity, this property checks the boxes. The community features a refreshing pool, on-site laundry facilities, and a low HOA—making ownership simple and cost-effective. With strong rental demand, continued area growth, and close proximity to world-class dining, entertainment, and major employers, this is an excellent opportunity to secure property in one of the country’s most dynamic markets. Now ready for its next chapter.

15. 2026-03-16
    historical 869-char remark

    Show marketing remark (869 chars)

    1 of 4 available units ideally located just moments from the vibrant energy of the Las Vegas Strip, the cutting-edge MSG Sphere, University of Nevada, Las Vegas, and Harry Reid International Airport, this centrally positioned 1-bedroom, 1-bath condo offers unbeatable convenience in the heart of it all. Whether you're seeking a low- maintenance primary residence, a student-friendly option near campus, or a smart investment opportunity, this property checks the boxes. The community features a refreshing pool, on-site laundry facilities, and a low HOA—making ownership simple and cost-effective. With strong rental demand, continued area growth, and close proximity to world-class dining, entertainment, and major employers, this is an excellent opportunity to secure property in one of the country’s most dynamic markets. Now ready for its next chapter.

16. 2026-03-16
    listed $105,000 Active 869-char remark

    Show marketing remark (869 chars)

    1 of 4 available units ideally located just moments from the vibrant energy of the Las Vegas Strip, the cutting-edge MSG Sphere, University of Nevada, Las Vegas, and Harry Reid International Airport, this centrally positioned 1-bedroom, 1-bath condo offers unbeatable convenience in the heart of it all. Whether you're seeking a low- maintenance primary residence, a student-friendly option near campus, or a smart investment opportunity, this property checks the boxes. The community features a refreshing pool, on-site laundry facilities, and a low HOA—making ownership simple and cost-effective. With strong rental demand, continued area growth, and close proximity to world-class dining, entertainment, and major employers, this is an excellent opportunity to secure property in one of the country’s most dynamic markets. Now ready for its next chapter.

17. 2025-12-31
    historical
18. 2025-09-17
    price $135,000
19. 2025-07-01
    listed $157,000 Active
20. 2024-01-31
    historical
21. 2023-11-09
    listed $160,000 Active
22. 2023-10-07
    historical
23. 2022-10-08
    listed $95,000 Active
24. 2022-10-07
    historical
25. 2021-10-08
    listed $95,000 Active
26. 2021-03-16
    price $75,000
27. 2020-10-02
    listed $70,000 Active
28. 2018-03-07
    historical
29. 2017-11-28
    listed $57,900 Active
30. 2016-06-18
    historical
31. 2016-02-19
    listed $45,000 Exclusive Right
32. 1983-07-11
    soldstatus $35,000
33. 1983-07-11
    soldstatus $35,000

ⓘ 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,565
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − HOA: −$2,880
• − Depreciation: −$3,055
• Taxable loss: −$1,682
• Est. tax savings @ 24.0%: +$404
• After-tax cash flow: $322/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): 22,171
• Household income: $40,904
• Rent vs Own: 80.7% rent · 19.3% own
• Severe rent burden: 2744.0

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 33% White 30% Black 23% Two or more races 13% Asian 9% Native American 2%
• Hispanic origin (detail): Mexican 21% Cuban 5%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 30% · Canada, China
• Languages at home: 59% English-only · Spanish 27% Tagalog/Filipino 4% Other Asian/Pacific 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: ▼ -136.91%
• Current HPI: 272.6449
• Rent YoY: ▼ -4.43%
• 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

+200.0% since first listed

21 events — show timeline

• 2026-05-07 Contingent — GLVAR
• 2026-03-16 Relisted — GLVAR
• 2026-03-16 Listed $105,000 GLVAR
• 2026-03-16 Listing Removed — GLVAR
• 2025-12-31 Listing Removed — GLVAR
• 2025-09-17 Price Changed $135,000 GLVAR
• 2025-07-01 Listed $157,000 GLVAR
• 2024-01-31 Listing Removed — GLVAR
• 2023-11-09 Listed $160,000 GLVAR
• 2023-10-07 Listing Removed — GLVAR
• 2022-10-08 Listed $95,000 GLVAR
• 2022-10-07 Listing Removed — GLVAR
• 2021-10-08 Listed $95,000 GLVAR
• 2021-03-16 Price Changed $75,000 GLVAR
• 2020-10-02 Listed $70,000 GLVAR
• 2018-03-07 Listing Removed — GLVAR
• 2017-11-28 Listed $57,900 GLVAR
• 2016-06-18 Listing Removed — GLVAR
• 2016-02-19 Listed $45,000 GLVAR
• 1983-07-11 Sold (Public Records) $35,000 Public Records
• 1983-07-11 Sold (Public Records) $35,000 Public Records

Property tax history

-1.2%/yr

Latest (2025): $200 · +1.6% YoY. Source: county tax records.