3601 E Wyoming Ave #219 · Sunrise Manor, NV 89104

$99,900

3 bd · 2.0 ba · 1,248 sqft · SingleFamily · 14 Days on market

Built 2026 Good condition

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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
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Rent growth +2.8/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks

This brand new 3 bedroom, 2 bathroom home is located in the Maycliff Estates community. The open concept floor plan provides a natural flow between the kitchen, dining, and living areas. The home includes three spacious bedrooms, two full bathrooms, a dedicated laundry room, a dishwasher, and central heating and air conditioning for year-round comfort. A covered carport is also included for vehicle protection. Community Amenities Include: Heated swimming pool and indoor jacuzzi Newly renovated clubhouse Pickleball court Barbecue area and outdoor seating Onsite community management Pet friendly environment Financing options may be available for qualified buyers, including low down payment

Key facts

• Pickleball court
• Indoor jacuzzi
• Heated swimming pool

Tags

• OPEN CONCEPT FLOOR PLAN
• DEDICATED LAUNDRY ROOM
• HEATED SWIMMING POOL
• INDOOR JACUZZI
• NEWLY RENOVATED CLUBHOUSE
• PICKLEBALL COURT

Property features AI

Finance

• Financial info: Spec inventory type; List price $99,900

Exterior

• Home design: Double section manufactured home (3 Bed 2 Bath Double Section)
• Exterior features: Located at 3601 E Wyoming Ave #219, Las Vegas, NV 89104

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Dishwasher; Disposal; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

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: West Prep Es (math 9% / reading 19%, grade F, #359 of 402 statewide, top 90%, 386 students, 100% FRL); Mack Jerome Ms (math 8% / reading 17%, grade F, #102 of 109 statewide, top 94%, 1,069 students, 100% FRL); Chaparral Hs (math 3% / reading 15%, grade F, #128 of 131 statewide, top 98%, 2,256 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 12% at this address vs 30% district-wide (-18 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 rising (+1.2%/yr); 146 active listings in the ZIP; 40 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 37% of the median local income ($52k/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 $691 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.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

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. 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.
5. 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.
6. 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: 1.62% ✓
• Cap rate: 13.38%
• Cash-on-cash: 25.31%
• DSCR: 2.13
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.18% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.66×
• Total profit: $18,493
• Equity at exit: $14,895

10-year hold

• IRR: 24.0%
• Equity multiple: 2.90×
• Total profit: $53,050
• Equity at exit: $8,638

Cash invested: $27,972 (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 89104

• Rents YoY: 1.2%
• Active inventory: 146
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,621 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $590

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 59%

Sensitivity live

Price	-10% $659	-5% $624	+0% $590	+5% $555	+10% $521
Rent	-10% $462	-5% $526	+0% $590	+5% $654	+10% $718
Rate	-1.0pp $640	-0.5pp $615	base $590	+0.5pp $564	+1.0pp $538

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3601 E Wyoming Ave Spc 527 Las Vegas, NV	2.0	1.0	832	$1,679	$2.02	45d	1	0.02mi
3601 E Wyoming Ave Spc 526 Las Vegas, NV	3.0	2.0	1344	$1,999	$1.49	45d	1	0.02mi
3601 E Wyoming Ave Unit 236 Las Vegas, NV	3.0	2.0	924	$1,399	$1.51	0d	1	0.02mi
3601 E Wyoming Ave Unit 46 Las Vegas, NV	2.0	2.0	960	$1,749	$1.82	45d	1	0.02mi
3601 E Wyoming Ave Unit 411 Las Vegas, NV	2.0	2.0	896	$1,729	$1.93	45d	1	0.02mi
1341 Oahu St Unit B Las Vegas, NV	2.0	1.0	832	$1,275	$1.53	25d	1	0.39mi
3655 E Sahara Ave Las Vegas, NV	1.0–2.0	1.0	775	$1,260	$1.63	25d	10	0.39mi
3669 Waikiki Ave Las Vegas, NV	3.0	2.0	1300	$1,568	$1.21	25d	1	0.40mi
1150 June Ave Las Vegas, NV	3.0	2.0	1096	$2,800	$2.55	45d	1	0.40mi
1755 Palm St Las Vegas, NV	1.0–2.0	1.0	775	$1,356	$1.75	4d	10	0.41mi
3411 Center Dr Las Vegas, NV	2.0	2.0	1037	$1,225	$1.18	25d	1	0.52mi
3411 Center Dr Unit A Las Vegas, NV	2.0	2.0	1034	$1,225	$1.18	22d	1	0.52mi
2627 S Lamb Blvd #233 Las Vegas, NV	2.0	1.0	896	$1,349	$1.51	0d	1	0.68mi
2627 S Lamb Blvd #81 Las Vegas, NV	2.0	2.0	1056	$1,939	$1.84	45d	1	0.68mi
53 Maya St Las Vegas, NV	3.0	1.0	1018	$1,695	$1.67	45d	1	0.72mi
2627 S Lamb Blvd #141 Las Vegas, NV	3.0	2.0	1344	$1,549	$1.15	0d	1	0.78mi
2800 Fremont St Las Vegas, NV	2.0	1.0–2.0	771	$1,660	$2.15	5d	11	1.01mi
426 Greenbriar Townhouse Way Las Vegas, NV	2.0	1.5	1320	$1,595	$1.21	45d	1	1.04mi
2938 Karen Ave Unit 1 Las Vegas, NV	3.0	2.0	1450	$1,275	$0.88	9d	1	1.11mi
2938 E Karen Ave Unit 3 Las Vegas, NV	2.0	1.5	1200	$1,325	$1.10	9d	1	1.11mi
656 Greenbriar Townhouse Way Las Vegas, NV	2.0	2.5	1320	$1,600	$1.21	45d	1	1.11mi
641 E Pecos Way Unit 1 Las Vegas, NV	2.0	2.5	1320	$1,550	$1.17	9d	1	1.13mi
277 N Lamb Blvd Unit C Las Vegas, NV	2.0	2.0	978	$1,100	$1.12	3d	1	1.14mi
277 N Lamb Blvd Las Vegas, NV	2.0	2.0	978	$1,100	$1.12	0d	1	1.14mi
2416 Clifford Ave Unit 119 Las Vegas, NV	2.0	1.0	730	$995	$1.36	25d	1	1.14mi
210 Greenbriar Townhouse Way Las Vegas, NV	2.0	2.5	1320	$1,550	$1.17	45d	1	1.18mi
4450 Karen Ave Las Vegas, NV	2.0	2.0	975	$1,432	$1.47	9d	11	1.20mi
157 Pecos Way Las Vegas, NV	2.0	1.5	1320	$1,400	$1.06	25d	1	1.22mi
259 N Lamb Blvd Unit A Las Vegas, NV	2.0	2.0	984	$1,285	$1.31	9d	1	1.22mi
2137 E Saint Louis Ave Las Vegas, NV	3.0	1.0	1028	$1,700	$1.65	45d	1	1.22mi
2898 Pacific Ave Unit N/A Las Vegas, NV	3.0	2.0	1464	$2,000	$1.37	22d	1	1.24mi
4555 E Sahara Ave Las Vegas, NV	2.0	2.0	1073	$1,175	$1.10	45d	4	1.24mi
4555 E Sahara Ave Las Vegas, NV	2.0	2.0	1073	$1,188	$1.11	25d	3	1.24mi
76 N 27th St Unit B Las Vegas, NV	2.0	2.0	1088	$1,150	$1.06	13d	1	1.25mi
4555 E Sahara Ave #284 Las Vegas, NV	2.0	2.0	1073	$1,250	$1.16	9d	1	1.25mi
4417 Berkley Ave Las Vegas, NV	3.0	2.0	1296	$1,650	$1.27	25d	1	1.28mi
2937 Stewart Ave Unit 1 Las Vegas, NV	2.0	2.0	970	$950	$0.98	45d	1	1.28mi
4550 Karen Ave Las Vegas, NV	2.0–3.0	1.0–2.0	988	$1,510	$1.53	16d	11	1.29mi
2967 Ferndale St Las Vegas, NV	3.0	2.0	1134	$1,835	$1.62	25d	1	1.32mi
2129 Ballard Dr Las Vegas, NV	2.0	1.0	769	$1,300	$1.69	25d	1	1.33mi

Listing history 9 events

1. 2026-06-21
   days on market $99,900 Active 14 DOM
2. 2026-06-18
   days on market $99,900 Active 11 DOM
3. 2026-06-17
   days on market $99,900 Active 10 DOM
4. 2026-06-16
   days on market $99,900 Active 9 DOM
5. 2026-06-15
   days on market $99,900 Active 8 DOM
6. 2026-06-13
   days on market $99,900 Active 6 DOM
7. 2026-06-09
   days on market $99,900 Active 2 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $99,900 Active 1 DOM

ⓘ 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

• 🌡 Heat 8/10 Severe
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,447
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$2,906
• Taxable income: $5,836
• Est. tax owed @ 24.0%: −$1,401
• After-tax cash flow: $5,678/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.

Condition & rehab AI · 10 photos

Good 80/100 Cosmetic rehab

This brand new 3-bedroom, 2-bathroom home in Maycliff Estates is move-in ready with fresh finishes and a good condition score. It offers a good return on investment with minimal updates needed.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value.
• Both Landscaping — Improves curb appeal and rental value.
• Both New flooring in living areas — Enhances aesthetics and value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping — Improves curb appeal and rental value. ↑
• Both New flooring in living areas — Enhances aesthetics and value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 39,937
• Household income: $52,228
• Rent vs Own: 57.8% rent · 42.2% own
• Severe rent burden: 2715.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 59% White 21% Two or more races 19% Black 9% Asian 5% Native American 4%
• Hispanic origin (detail): Mexican 45% Cuban 5%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 32% · Canada, South Korea, Jamaica
• Languages at home: 45% English-only · Spanish 48% Tagalog/Filipino 3% Other Asian/Pacific 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: ▼ -262.16%
• Current HPI: 305.4172
• Rent YoY: ▲ 1.18%
• 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