7595 Brisa Del Mar Ave · Enterprise, NV 89179

$315,000

3 bd · 2.5 ba · 1,284 sqft · SingleFamily public records · 8 Days on market

Built 2007 2,178 sqft lot $90/mo HOA · 4% 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 +10.0/30.0
• ARV discount +7.5/15.0
• Appreciation +4.5/10.0
• Rent growth +3.9/5.0
• Livability +3.0/5.0
• DSCR +2.8/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

GREAT 2 STORY, 3 BEDROOM, 3 BATH HOME, COMPLETELY RENOVATED FROM GROUND UP. DIAGONAL TILE FLOORING IN MAIN TRAFFIC AREA. KITCHEN IS COMPLETE WITH NEW STAINLESS APPLIANCE PACKAGE. GOOD SIZE ROOMS, VAULTED CEILINGS, OPEN FLOOR PLAN. PATIO OUT BACK FOR BBQS! SID/LID IS PAID IN FULL!

Key facts

• Spacious kitchen
• New washer and dryer
• Tub and shower combo

Tags

• SPACIOUS KITCHEN
• ELECTRIC FIREPLACE
• NEW DISHWASHER
• NEW WASHER AND DRYER
• WALK IN CLOSET
• TUB AND SHOWER COMBO

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-190 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (28.5% below list).
• Recommended offer: $225k (28.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#82 in NV) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A-; Watch: cost of living C-, amenities F, commute 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: Jones Blackhurst Jan L Es (math 41% / reading 65%, grade C, #45 of 402 statewide, top 11%, 846 students, 100% FRL); Gunderson Barry And June Ms (1,336 students, 100% FRL); Desert Oasis Hs (math 26% / reading 50%, grade F, #45 of 131 statewide, top 35%, 3,131 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 46% at this address vs 30% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Clark County School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.6%/yr); 64 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $2k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y 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 $245k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,238 (28.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.59%
• DSCR: 0.88
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.05% appreciation · 5.64% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.65×
• Total profit: $-30,452
• Equity at exit: $75,325

10-year hold

• IRR: 1.0%
• Equity multiple: 1.10×
• Total profit: $9,076
• Equity at exit: $78,492

Cash invested: $88,200 (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 89179

• Home prices YoY: -0.4%
• Rents YoY: 5.6%
• Active inventory: 64
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,252 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$96 /mo · $1,157/yr
• Insurance: −$131
• HOA: −$90
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-190

Break-even live

Break-even rent $2,493

Max offer price $281,405

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-101	+0% $-190	+5% $-279	+10% $-368
Rent	-10% $-368	-5% $-279	+0% $-190	+5% $-101	+10% $-12
Rate	-1.0pp $-32	-0.5pp $-110	base $-190	+0.5pp $-272	+1.0pp $-355

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7622 Jasmine Falls Dr Las Vegas, NV	3.0	2.5	1455	$1,965	$1.35	45d	1	0.14mi
7622 Jasmine Falls Dr Las Vegas, NV	3.0	2.5	1455	$1,890	$1.30	25d	1	0.14mi
10769 Brewster Bay St Las Vegas, NV	3.0	2.5	1700	$2,250	$1.32	25d	1	0.32mi
10642 Cave Ridge St Las Vegas, NV	4.0	2.5	1871	$2,100	$1.12	6d	1	0.40mi
10526 Cliff Lake St Unit N/A Las Vegas, NV	3.0	2.5	1569	$2,136	$1.36	45d	1	0.45mi
7215 Moonraker Ave #111 Las Vegas, NV	3.0	2.0	1735	$2,100	$1.21	45d	1	0.45mi
10633 Upper Laurel St Las Vegas, NV	3.0	2.5	1655	$1,950	$1.18	9d	1	0.52mi
10068 Beacon View St Las Vegas, NV	3.0	3.0	1690	$1,995	$1.18	45d	1	0.59mi
10224 Tait St Las Vegas, NV	3.0	2.5	1797	$1,995	$1.11	0d	1	0.64mi
10224 Tait St Las Vegas, NV	3.0	2.5	1797	$2,155	$1.20	6d	1	0.64mi
10224 Tait St Las Vegas, NV	3.0	2.5	1797	$2,155	$1.20	5d	1	0.64mi
9940 Sable Point St Las Vegas, NV	3.0	2.5	1773	$2,295	$1.29	0d	1	0.71mi
7205 Neches Ave Las Vegas, NV	3.0	2.5	1540	$2,118	$1.38	17d	1	0.71mi
7168 Neches Ave Las Vegas, NV	3.0	2.5	1831	$1,995	$1.09	17d	1	0.71mi
7086 Positano Hill Ave Las Vegas, NV	3.0	2.5	1787	$3,250	$1.82	13d	1	0.79mi
8011 Torremolinos Ave Las Vegas, NV	4.0	3.0	1686	$2,100	$1.25	0d	1	0.80mi
6931 Plentiful Spring Ct Las Vegas, NV	2.0–3.0	2.5	1410	$2,545	$1.80	6d	13	0.82mi
7969 Valladolid Ave Unit HOME Las Vegas, NV	4.0	3.0	1686	$2,245	$1.33	19d	1	0.83mi
9956 Matfen Ct Las Vegas, NV	4.0	2.5	1569	$1,950	$1.24	6d	1	0.84mi
11143 Ranch Valley St Las Vegas, NV	3.0	2.5	1740	$1,875	$1.08	0d	1	0.95mi
11143 Ranch Valley St Las Vegas, NV	3.0	2.5	1740	$1,875	$1.08	14d	1	0.95mi
11183 Ranch Valley St Las Vegas, NV	3.0	2.5	1840	$1,850	$1.01	0d	1	0.99mi
9867 Big Window St Las Vegas, NV	3.0	3.0	1741	$5,000	$2.87	45d	1	1.15mi
8323 Rygate Ave Las Vegas, NV	4.0	3.0	1870	$1,995	$1.07	22d	1	1.21mi
6591 Meadow Lakes Ct Las Vegas, NV	3.0	2.0	1758	$2,300	$1.31	19d	1	1.26mi
8373 Gourley Ave Las Vegas, NV	3.0	2.5	1542	$1,900	$1.23	45d	1	1.27mi
9799 Aleutian St Las Vegas, NV	3.0	2.5	1558	$1,950	$1.25	45d	1	1.29mi
6528 Blessed Thistle Ave Las Vegas, NV	3.0	2.5	1725	$2,310	$1.34	25d	1	1.32mi
6489 Malibu Lagoon Ct Las Vegas, NV	3.0	2.5	1760	$2,150	$1.22	45d	1	1.33mi
6446 Oak Savanna Ct Las Vegas, NV	3.0	2.5	1553	$1,850	$1.19	25d	1	1.38mi
8699 Brilliant Star Dr Las Vegas, NV	3.0	3.0	1686	$2,300	$1.36	4d	1	1.40mi
8620 Rowland Bluff Ave Las Vegas, NV	3.0	2.5	1818	$2,050	$1.13	6d	1	1.40mi
10622 Cactus Brush Ct Las Vegas, NV	3.0	3.0	1558	$1,850	$1.19	25d	1	1.41mi
6481 Moss Bluff Ct Las Vegas, NV	3.0	2.0	1257	$2,050	$1.63	45d	1	1.43mi
8640 Bella Sparkle Ave Las Vegas, NV	3.0	2.5	1548	$1,995	$1.29	18d	1	1.45mi
6363 Amelia Ridge Ave Las Vegas, NV	3.0	2.5	1474	$2,395	$1.62	9d	1	1.48mi

HOA detail

• Monthly dues: $90 · $1,080/yr

Listing history 17 events

1. 2026-04-28
   status Pending
2. 2026-04-20
   listed $315,000 Active
3. 2019-04-25
   soldstatus $245,000 Sold 280-char remark

   Show marketing remark (280 chars)

   GREAT 2 STORY, 3 BEDROOM, 3 BATH HOME, COMPLETELY RENOVATED FROM GROUND UP. DIAGONAL TILE FLOORING IN MAIN TRAFFIC AREA. KITCHEN IS COMPLETE WITH NEW STAINLESS APPLIANCE PACKAGE. GOOD SIZE ROOMS, VAULTED CEILINGS, OPEN FLOOR PLAN. PATIO OUT BACK FOR BBQS! SID/LID IS PAID IN FULL!

4. 2019-04-25
   soldstatus $245,000

   Show marketing remark (280 chars)

   GREAT 2 STORY, 3 BEDROOM, 3 BATH HOME, COMPLETELY RENOVATED FROM GROUND UP. DIAGONAL TILE FLOORING IN MAIN TRAFFIC AREA. KITCHEN IS COMPLETE WITH NEW STAINLESS APPLIANCE PACKAGE. GOOD SIZE ROOMS, VAULTED CEILINGS, OPEN FLOOR PLAN. PATIO OUT BACK FOR BBQS! SID/LID IS PAID IN FULL!

5. 2019-03-26
   status Pending 280-char remark

   Show marketing remark (280 chars)

   GREAT 2 STORY, 3 BEDROOM, 3 BATH HOME, COMPLETELY RENOVATED FROM GROUND UP. DIAGONAL TILE FLOORING IN MAIN TRAFFIC AREA. KITCHEN IS COMPLETE WITH NEW STAINLESS APPLIANCE PACKAGE. GOOD SIZE ROOMS, VAULTED CEILINGS, OPEN FLOOR PLAN. PATIO OUT BACK FOR BBQS! SID/LID IS PAID IN FULL!

6. 2019-03-04
   historical 280-char remark

   Show marketing remark (280 chars)

   GREAT 2 STORY, 3 BEDROOM, 3 BATH HOME, COMPLETELY RENOVATED FROM GROUND UP. DIAGONAL TILE FLOORING IN MAIN TRAFFIC AREA. KITCHEN IS COMPLETE WITH NEW STAINLESS APPLIANCE PACKAGE. GOOD SIZE ROOMS, VAULTED CEILINGS, OPEN FLOOR PLAN. PATIO OUT BACK FOR BBQS! SID/LID IS PAID IN FULL!

7. 2019-02-27
   status Active 280-char remark

   Show marketing remark (280 chars)

   GREAT 2 STORY, 3 BEDROOM, 3 BATH HOME, COMPLETELY RENOVATED FROM GROUND UP. DIAGONAL TILE FLOORING IN MAIN TRAFFIC AREA. KITCHEN IS COMPLETE WITH NEW STAINLESS APPLIANCE PACKAGE. GOOD SIZE ROOMS, VAULTED CEILINGS, OPEN FLOOR PLAN. PATIO OUT BACK FOR BBQS! SID/LID IS PAID IN FULL!

8. 2019-02-21
   status Pending 280-char remark

   Show marketing remark (280 chars)

   GREAT 2 STORY, 3 BEDROOM, 3 BATH HOME, COMPLETELY RENOVATED FROM GROUND UP. DIAGONAL TILE FLOORING IN MAIN TRAFFIC AREA. KITCHEN IS COMPLETE WITH NEW STAINLESS APPLIANCE PACKAGE. GOOD SIZE ROOMS, VAULTED CEILINGS, OPEN FLOOR PLAN. PATIO OUT BACK FOR BBQS! SID/LID IS PAID IN FULL!

9. 2019-01-15
   price $249,900 280-char remark

   Show marketing remark (280 chars)

   GREAT 2 STORY, 3 BEDROOM, 3 BATH HOME, COMPLETELY RENOVATED FROM GROUND UP. DIAGONAL TILE FLOORING IN MAIN TRAFFIC AREA. KITCHEN IS COMPLETE WITH NEW STAINLESS APPLIANCE PACKAGE. GOOD SIZE ROOMS, VAULTED CEILINGS, OPEN FLOOR PLAN. PATIO OUT BACK FOR BBQS! SID/LID IS PAID IN FULL!

10. 2018-11-19
    price $255,000 280-char remark

    Show marketing remark (280 chars)

    GREAT 2 STORY, 3 BEDROOM, 3 BATH HOME, COMPLETELY RENOVATED FROM GROUND UP. DIAGONAL TILE FLOORING IN MAIN TRAFFIC AREA. KITCHEN IS COMPLETE WITH NEW STAINLESS APPLIANCE PACKAGE. GOOD SIZE ROOMS, VAULTED CEILINGS, OPEN FLOOR PLAN. PATIO OUT BACK FOR BBQS! SID/LID IS PAID IN FULL!

11. 2018-10-24
    listed $259,000 Active 280-char remark

    Show marketing remark (280 chars)

    GREAT 2 STORY, 3 BEDROOM, 3 BATH HOME, COMPLETELY RENOVATED FROM GROUND UP. DIAGONAL TILE FLOORING IN MAIN TRAFFIC AREA. KITCHEN IS COMPLETE WITH NEW STAINLESS APPLIANCE PACKAGE. GOOD SIZE ROOMS, VAULTED CEILINGS, OPEN FLOOR PLAN. PATIO OUT BACK FOR BBQS! SID/LID IS PAID IN FULL!

12. 2011-02-11
    soldstatus $74,000 Sold 90-char remark

    Show marketing remark (90 chars)

    GREAT 2 STORY, 3 BEDROOM, 3 BATH HOME, GOOD SIZE ROOMS, VAULTED CEILINGS, OPEN FLOOR PLAN!

13. 2011-02-05
    status Pending 90-char remark

    Show marketing remark (90 chars)

    GREAT 2 STORY, 3 BEDROOM, 3 BATH HOME, GOOD SIZE ROOMS, VAULTED CEILINGS, OPEN FLOOR PLAN!

14. 2011-01-08
    historical Contingent Offer 90-char remark

    Show marketing remark (90 chars)

    GREAT 2 STORY, 3 BEDROOM, 3 BATH HOME, GOOD SIZE ROOMS, VAULTED CEILINGS, OPEN FLOOR PLAN!

15. 2011-01-07
    price $87,500 90-char remark

    Show marketing remark (90 chars)

    GREAT 2 STORY, 3 BEDROOM, 3 BATH HOME, GOOD SIZE ROOMS, VAULTED CEILINGS, OPEN FLOOR PLAN!

16. 2010-06-22
    listed $114,900 Auction 90-char remark

    Show marketing remark (90 chars)

    GREAT 2 STORY, 3 BEDROOM, 3 BATH HOME, GOOD SIZE ROOMS, VAULTED CEILINGS, OPEN FLOOR PLAN!

17. 2010-06-17
    soldstatus $161,024

ⓘ 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: $1,157 · $96/mo
• Projected year-2 tax: $1,858 · $155/mo
• Expected delta: +$702/yr (+$58/mo · 60.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,029
• − Mortgage interest: −$17,645
• − Property taxes: −$1,157
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,162
• − Management: −$2,162
• − HOA: −$1,080
• − Depreciation: −$9,164
• Taxable loss: −$7,916
• Est. tax savings @ 24.0%: +$1,900
• After-tax cash flow: $-382/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 — Enterprise

• Score: 59/100
• State rank: #82
• US rank: #20070

Category grades

Amenities F Commute F Cost of living C- Crime B- Employment A- Housing A+ Health & safety F User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Enterprise, NV
• County: Clark County · 2,306,105 people
• City population: 170,887
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 12,549
• Household income: $108,993
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 227.0

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 0.71)
• Race & ethnicity: White 44% Asian 26% Hispanic / Latino 17% Two or more races 10% Black 4% Native American 3%
• Hispanic origin (detail): Mexican 11% Cuban 1%
• Common ancestry: Lithuanian 1% Russian 1% Romanian 1%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 69% English-only · Spanish 11% Tagalog/Filipino 7% Chinese 5%

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: ▼ -1.05%
• Current HPI: 267.3626
• Rent YoY: ▲ 5.64%
• 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

+95.6% since first listed

17 events — show timeline

• 2026-04-28 Pending — GLVAR
• 2026-04-20 Listed $315,000 GLVAR
• 2019-04-25 Sold (Public Records) $245,000 Public Records
• 2019-04-25 Sold (MLS) $245,000 GLVAR
• 2019-03-26 Pending — GLVAR
• 2019-03-04 Listing Removed — GLVAR
• 2019-02-27 Relisted — GLVAR
• 2019-02-21 Pending — GLVAR
• 2019-01-15 Price Changed $249,900 GLVAR
• 2018-11-19 Price Changed $255,000 GLVAR
• 2018-10-24 Listed $259,000 GLVAR
• 2011-02-11 Sold (MLS) $74,000 GLVAR
• 2011-02-05 Pending — GLVAR
• 2011-01-08 Contingent — GLVAR
• 2011-01-07 Price Changed $87,500 GLVAR
• 2010-06-22 Listed $114,900 GLVAR
• 2010-06-17 Sold (Public Records) $161,024 Public Records

Property tax history

-2.7%/yr

Latest (2025): $1,157 · +2.8% YoY. Source: county tax records.