3462 Isle Royale Dr · Sunrise Manor, NV 89122

$111,111

2 bd · 1.0 ba · 672 sqft · Land · 45 Days on market

Built 1979 3,485 sqft lot $86/mo HOA · 7% of rent

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Why this score? — see what drove the C- 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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +6.8/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You own the land — no space rent! Charming, completely updated 2BD/1BA in Desert Inn Estates #2, a welcoming 55+ community. Move-in ready and thoughtfully designed for comfortable, easy living. Wood-like flooring, walk-in shower, tile surround, new vanity, fresh paint, and a recently coated roof. Breakfast bar with pendant lighting, built-in shelving, and ceiling fans throughout. Appliances included — washer and dryer stay. Fully fenced yard with covered patio, covered carport, 2 sheds, and low-maintenance rock landscaping. Roving security. $86/month HOA includes water, pools, billiards, clubhouse, library, and RV/boat parking. Come see it!

Key facts

• 3,485 sq ft lot
• 2 parking spots
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association (Desert Inn Mobile Es) with $86 monthly fee; HOA includes association management, clubhouse, security and water; Community amenities: clubhouse, pool, RV parking; Senior community

Exterior

• Parking: Attached carport (tandem) with RV access/parking; 2 carport spaces
• Security: Association-provided security
• Utilities: Underground utilities; Public water; Public sewer; Photovoltaics: none
• Home design: Single-family property; Single-story; Faces west; Resale
• Construction: Foam roof; Mobile dimensions: 56 ft long x 12 ft wide
• Exterior features: Covered patio; Private yard; Shed(s); Block and wood backyard fencing; Landscaped with rocks; Community pool

Interior

• Kitchen: Gas range; Disposal; Refrigerator
• Bedrooms: 2 possible bedrooms; Bedroom with ceiling fan, ceiling light and closet (7 x 12); Bedroom with ceiling fan, ceiling light and closet (12 x 12)
• Flooring: Linoleum; Vinyl
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Blinds and window treatments; Ceiling fans; Bedroom on main level; Primary bedroom downstairs
• Laundry & utility: Main-level laundry room with gas dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $111k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $111k).
• Recommended offer: $108k (3.0% below list) — sets the bar for market timing.

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: Smith Hal Es (math 6% / reading 12%, grade F, #396 of 402 statewide, top 99%, 708 students, 100% FRL); Harney Kathleen & Tim Ms (math 12% / reading 25%, grade F, #81 of 109 statewide, top 74%, 1,279 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 soft (-0.6%/yr); 331 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $768 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 45 days — a 3% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $25k; list at $111k implies a 344% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,777 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.18% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.97%
• DSCR: 1.31
• GRM: 7.1

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: -9.3%
• Equity multiple: 0.67×
• Total profit: $-10,260
• Equity at exit: $16,567

10-year hold

• IRR: -5.0%
• Equity multiple: 0.72×
• Total profit: $-8,651
• Equity at exit: $9,607

Cash invested: $31,111 (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 89122

• Rents YoY: -0.6%
• Active inventory: 331
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,310 high
• Mortgage (P&I): −$583
• Tax est. 1.5%: −$139 /mo · $1,667/yr
• Insurance: −$46
• HOA: −$86
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $181

Break-even live

Break-even rent $1,081

Max offer price $111,111

Occupancy floor 81%

Sensitivity live

Price	-10% $257	-5% $219	+0% $181	+5% $142	+10% $104
Rent	-10% $77	-5% $129	+0% $181	+5% $232	+10% $284
Rate	-1.0pp $237	-0.5pp $209	base $181	+0.5pp $152	+1.0pp $123

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: $27,778
• Closing costs: $3,333
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5101 E Twain Ave Las Vegas, NV	1.0–2.0	1.0–2.0	780	$1,150	$1.47	45d	4	0.34mi
3800 S Nellis Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	943	$1,362	$1.44	0d	24	0.45mi
2989 Juniper Hills Blvd #102 Las Vegas, NV	1.0	1.0	678	$850	$1.25	0d	1	0.80mi
4855 E Vegas Valley Dr Las Vegas, NV	1.0–3.0	1.0–2.0	949	$1,304	$1.37	0d	14	0.94mi
3850 Mountain Vista St Las Vegas, NV	1.0–3.0	1.0–2.0	802	$1,206	$1.50	17d	9	0.97mi
4455 E Twain Ave Las Vegas, NV	1.0–3.0	1.0–2.0	871	$1,176	$1.35	0d	9	1.01mi
5075 Spyglass Hill Dr Las Vegas, NV	1.0–2.0	1.0–2.0	851	$1,410	$1.66	0d	38	1.02mi
4640 Vegas Valley Dr Las Vegas, NV	1.0–2.0	1.0–2.0	853	$1,340	$1.57	45d	1	1.13mi
2675 S Nellis Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	801	$1,318	$1.64	0d	19	1.17mi
5421 E Harmon Ave Las Vegas, NV	1.0–2.0	1.0–2.0	523	$1,195	$2.28	0d	16	1.23mi
4801 E Sahara Ave Las Vegas, NV	1.0–3.0	1.0–2.0	870	$1,333	$1.53	6d	25	1.33mi
4701 E Sahara Ave Las Vegas, NV	1.0–2.0	1.0	878	$1,325	$1.51	4d	9	1.43mi

HOA detail

• Monthly dues: $86 · $1,032/yr
• Likely covers: waterlandscapingpoolsecurity

Listing history 21 events

1. 2026-06-21
   remarks 687-char remark
2. 2026-06-21
   statusdays on marketlisting id $111,111 Pending 45 DOM
3. 2026-06-18
   days on market $111,111 Active 44 DOM
4. 2026-06-17
   days on market $111,111 Active 43 DOM
5. 2026-06-16
   days on market $111,111 Active 42 DOM
6. 2026-06-15
   days on market $111,111 Active 41 DOM
7. 2026-06-13
   days on market $111,111 Active 39 DOM
8. 2026-06-09
   days on market $111,111 Active 35 DOM
9. 2026-06-08
   days on market $111,111 Active 34 DOM
10. 2026-06-07
    days on market $111,111 Active 33 DOM
11. 2026-06-03
    days on market $111,111 Active 29 DOM
12. 2026-06-02
    days on market $111,111 Active 28 DOM
13. 2026-06-01
    days on market $111,111 Active 27 DOM
14. 2026-05-31
    days on market $111,111 Active 26 DOM
15. 2026-05-05
    listed $111,111 Active 863-char remark

    Show marketing remark (660 chars)

    You own the land — no space rent! Charming, completely updated 2BD/1BA in Desert Inn Estates #2, a welcoming 55+ community. Move-in ready and thoughtfully designed for comfortable, easy living. Wood-like flooring, walk-in shower, tile surround, new vanity, fresh paint, and a recently coated roof. Breakfast bar with pendant lighting, built-in shelving, and ceiling fans throughout. Appliances included — washer and dryer stay. Fully fenced yard with covered patio, covered carport, 2 sheds, and low-maintenance rock landscaping. Roving security. $86/month HOA includes water, pools, billiards, clubhouse, library, and RV/boat parking. Come see it!

16. 2026-05-05
    listed $111,111 Active 660-char remark

    Show marketing remark (660 chars)

    You own the land — no space rent! Charming, completely updated 2BD/1BA in Desert Inn Estates #2, a welcoming 55+ community. Move-in ready and thoughtfully designed for comfortable, easy living. Wood-like flooring, walk-in shower, tile surround, new vanity, fresh paint, and a recently coated roof. Breakfast bar with pendant lighting, built-in shelving, and ceiling fans throughout. Appliances included — washer and dryer stay. Fully fenced yard with covered patio, covered carport, 2 sheds, and low-maintenance rock landscaping. Roving security. $86/month HOA includes water, pools, billiards, clubhouse, library, and RV/boat parking. Come see it!

17. 2013-04-23
    soldstatus $25,000 Sold

    Show marketing remark (434 chars)

    Not an REO or Short Sale. You own the land in this 55 plus community. Natural gas line from gas meter to mobile home, under driveway, Jan 12,2011 - Poly Foam roof coating with white snow coating - Aug 8, 2012 All in one A/C & heating unit installed March 5, 2011 - Cute, neat home in great condition and a great price. All appliances stay. Laundry room in shed at end of driveway. Perfect little place for weekender or a single.

18. 2013-04-10
    historical Contingent Offer

    Show marketing remark (434 chars)

    Not an REO or Short Sale. You own the land in this 55 plus community. Natural gas line from gas meter to mobile home, under driveway, Jan 12,2011 - Poly Foam roof coating with white snow coating - Aug 8, 2012 All in one A/C & heating unit installed March 5, 2011 - Cute, neat home in great condition and a great price. All appliances stay. Laundry room in shed at end of driveway. Perfect little place for weekender or a single.

19. 2013-03-08
    price $27,500

    Show marketing remark (434 chars)

    Not an REO or Short Sale. You own the land in this 55 plus community. Natural gas line from gas meter to mobile home, under driveway, Jan 12,2011 - Poly Foam roof coating with white snow coating - Aug 8, 2012 All in one A/C & heating unit installed March 5, 2011 - Cute, neat home in great condition and a great price. All appliances stay. Laundry room in shed at end of driveway. Perfect little place for weekender or a single.

20. 2012-09-29
    listed $29,500 Exclusive Right

    Show marketing remark (434 chars)

    Not an REO or Short Sale. You own the land in this 55 plus community. Natural gas line from gas meter to mobile home, under driveway, Jan 12,2011 - Poly Foam roof coating with white snow coating - Aug 8, 2012 All in one A/C & heating unit installed March 5, 2011 - Cute, neat home in great condition and a great price. All appliances stay. Laundry room in shed at end of driveway. Perfect little place for weekender or a single.

21. 1983-02-23
    soldstatus $17,500

ⓘ 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 6 d/yr ≥108°F today · 14 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: $15,715
• − Mortgage interest: −$6,224
• − Property taxes: −$1,667
• − Insurance: −$556
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − HOA: −$1,032
• − Depreciation: −$3,232
• Taxable income: $490
• Est. tax owed @ 24.0%: −$118
• After-tax cash flow: $2,051/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): 53,724
• Household income: $63,846
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 2212.0

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 0.73)
• Race & ethnicity: Hispanic / Latino 40% White 29% Two or more races 17% Black 14% Asian 10% Native American 2%
• Hispanic origin (detail): Mexican 28% Cuban 3%
• Common ancestry: Lithuanian 1% Romanian 1% Portuguese 1%
• Foreign-born: 26% · Canada, South Korea, Vietnam
• Languages at home: 61% English-only · Spanish 29% Tagalog/Filipino 6% 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: ▼ -243.52%
• Current HPI: 274.1767
• Rent YoY: ▼ -0.63%
• 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

+534.9% since first listed

9 events — show timeline

• 2026-06-20 Pending — GLVAR
• 2026-06-20 Pending — GLVAR
• 2026-05-05 Listed $111,111 GLVAR
• 2026-05-05 Listed $111,111 GLVAR
• 2013-04-23 Sold (MLS) $25,000 GLVAR
• 2013-04-10 Contingent — GLVAR
• 2013-03-08 Price Changed $27,500 GLVAR
• 2012-09-29 Listed $29,500 GLVAR
• 1983-02-23 Sold (Public Records) $17,500 Public Records

Property tax history

-2.6%/yr

Latest (2025): $199 · +1.6% YoY. Source: county tax records.