730 S Royal Crest Cir #426 · Paradise, NV 89169

$170,888

2 bd · 2.0 ba · 1,122 sqft · Condo public records · 27 Days on market

Built 1976 $590/mo HOA · 30% of rent ↓ 29% since listing

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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 +12.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Appreciation +0.0/10.0

Key facts

• $590 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets allowed with number and size limits
• HOA & community: Has homeowners association (Casablanca); HOA fee $590 monthly; HOA covers association management, grounds maintenance, recreation facilities, sewer and water; Community amenities: fitness center, gated access, park, pool, recreation room, guard/security, elevators

Exterior

• Parking: Assigned covered indoor parking with guest parking (1 total space)
• Security: Gated community; Twenty-four hour security; On-site guard
• Utilities: Cable available; Electricity available; Natural gas not available
• Home design: Building: CASABLANCA; Resale property; Gated community; Twenty-four hour security
• Exterior features: Terrace; Community pool; Has view; Entry level: 2

Interior

• Kitchen: Granite countertops; Built-in electric oven; Electric cooktop; Electric range; Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: Space for 2 bedrooms (one bedroom listed as Bedroom 2 with closet)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Electric cooling (one unit)
• Interior features: Blinds; Window treatments; Programmable thermostat; Unfurnished
• Laundry & utility: Washer and dryer included; Electric dryer hookup; Laundry closet / laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $171k.

Deal economics

• At list price, monthly cash flow is $-22 ($-265/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (2.3% below list).
• Meets the 1% rule at list price ($2k rent vs $171k).
• Recommended offer: $167k (2.3% below list) — sets the bar for cash-flow.

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); 180 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• At $1,991/mo this rent would consume 58% of the median local household income ($41k/yr) (locally 2744% 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 27 days — a 2% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 10 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 $80k; list at $171k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,989 (2.3% 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. Built in 1976 — 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. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.17% ✓
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• 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: -21.7%
• Equity multiple: 0.28×
• Total profit: $-34,648
• Equity at exit: $25,480

10-year hold

• IRR: -30.4%
• Equity multiple: -0.12×
• Total profit: $-53,379
• Equity at exit: $14,775

Cash invested: $47,849 (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: 180
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,991 high
• Mortgage (P&I): −$896
• Tax from tax record: −$38 /mo · $455/yr
• Insurance: −$71
• HOA: −$590
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-22

Break-even live

Break-even rent $2,019

Max offer price $166,989

Occupancy floor 96%

Sensitivity live

Price	-10% $75	-5% $26	+0% $-22	+5% $-70	+10% $-119
Rent	-10% $-179	-5% $-101	+0% $-22	+5% $57	+10% $135
Rate	-1.0pp $64	-0.5pp $21	base $-22	+0.5pp $-66	+1.0pp $-111

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: $42,722
• Closing costs: $5,127
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
595 S Royal Crest Cir #18 Las Vegas, NV	2.0	1.0	816	$1,575	$1.93	44d	1	0.04mi
544 Oakbrook Ln Las Vegas, NV	2.0	1.5	1146	$1,950	$1.70	44d	1	0.12mi
3550 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	947	$1,425	$1.50	44d	20	0.24mi
3930 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	999	$2,805	$2.81	3d	87	0.36mi
3776 Howard Hughes Pkwy Las Vegas, NV	3.0	1.0–2.5	1548	$3,028	$1.96	2d	9	0.42mi
3930 University Center Dr Las Vegas, NV	2.0	2.0–3.0	1200	$1,725	$1.44	44d	2	0.44mi
818 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.5	1158	$2,895	$2.50	3d	34	0.51mi
900 E Desert Inn Rd Las Vegas, NV	1.0–2.0	1.0–2.0	1077	$1,800	$1.67	44d	5	0.57mi
3159 Bel Air Dr Las Vegas, NV	2.0	2.0	1305	$2,750	$2.11	22d	1	0.74mi
3145 Bel Air Dr Las Vegas, NV	2.0	2.0	1305	$2,495	$1.91	22d	1	0.75mi
1061 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	967	$2,203	$2.28	15d	35	0.79mi
350 E Desert Inn Rd Unit H203 Las Vegas, NV	2.0	1.5	849	$1,725	$2.03	44d	1	0.83mi
260 E Flamingo Rd Las Vegas, NV	2.0	2.0	1018	$2,372	$2.33	24d	2	0.84mi
260 E Flamingo Rd Las Vegas, NV	2.0	2.0	1018	$2,475	$2.43	3d	1	0.84mi
260 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	881	$2,295	$2.60	44d	4	0.84mi
270 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	877	$2,100	$2.39	44d	7	0.86mi
230 E Flamingo Rd #335 Las Vegas, NV	1.0	1.0	727	$1,600	$2.20	44d	1	0.86mi
210 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	833	$2,100	$2.52	44d	6	0.91mi
220 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	863	$2,195	$2.54	44d	7	0.94mi
2999 Bel Air Dr Las Vegas, NV	2.0	2.0	1326	$2,700	$2.04	22d	1	0.97mi
1601 E Katie Ave Las Vegas, NV	1.0–2.0	1.0–2.0	809	$1,852	$2.29	44d	13	1.00mi
2831 Geary Pl #2909 Las Vegas, NV	2.0	1.0	1112	$1,899	$1.71	44d	1	1.00mi
1700 E Viking Rd Las Vegas, NV	2.0	2.0	1085	$1,662	$1.53	44d	3	1.09mi
2777 Paradise Rd #708 Las Vegas, NV	1.0	1.5	1179	$2,400	$2.04	8d	1	1.12mi
596 Tam O Shanter Las Vegas, NV	2.0	2.0	1350	$1,750	$1.30	44d	1	1.17mi
322 Karen Ave Las Vegas, NV	1.0–2.0	1.5–2.0	1109	$3,500	$3.15	4d	3	1.25mi
322 Karen Ave Las Vegas, NV	1.0–2.0	1.0–2.0	1109	$3,500	$3.15	5d	3	1.25mi
222 Karen Ave #1004 Las Vegas, NV	1.0	1.5	814	$2,300	$2.83	24d	1	1.27mi
222 Karen Ave #4101 Las Vegas, NV	2.0	2.0	1399	$4,000	$2.86	2d	1	1.27mi
222 Karen Ave #3005 Las Vegas, NV	1.0	1.5	814	$2,400	$2.95	24d	1	1.27mi
222 Karen Ave #3203 Las Vegas, NV	1.0	2.0	814	$2,500	$3.07	44d	1	1.27mi
222 Karen Ave #306 Las Vegas, NV	1.0	2.0	814	$2,300	$2.83	44d	1	1.27mi
222 Karen Ave #1105 Las Vegas, NV	1.0	1.5	814	$1,990	$2.44	44d	1	1.27mi
222 Karen Ave #2904 Las Vegas, NV	1.0	1.5	814	$2,200	$2.70	2d	1	1.27mi
205 E Harmon Ave Las Vegas, NV	1.0–2.0	1.5–2.0	1182	$1,950	$1.65	44d	5	1.31mi
1100 Tam O Shanter Las Vegas, NV	2.0	2.0	1400	$2,100	$1.50	44d	1	1.31mi
2700 Las Vegas Blvd S Las Vegas, NV	2.0	2.0–2.5	1283	$2,792	$2.18	13d	4	1.34mi
2700 Las Vegas Blvd S Las Vegas, NV	1.0–2.0	1.0–2.5	1226	$2,950	$2.41	18d	4	1.34mi
4674 Monterey Cir #1 Las Vegas, NV	2.0	1.0	1000	$1,750	$1.75	44d	1	1.36mi
4386 Caliente St Las Vegas, NV	2.0	2.0	1137	$1,679	$1.48	44d	1	1.39mi

HOA detail condo

• Monthly dues: $590 · $7,080/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   days on market $170,888 Active 27 DOM
2. 2026-06-18
   days on market $170,888 Active 24 DOM
3. 2026-06-17
   days on market $170,888 Active 23 DOM
4. 2026-06-16
   days on market $170,888 Active 22 DOM
5. 2026-06-15
   days on market $170,888 Active 21 DOM
6. 2026-06-13
   pricedays on market $170,888 Active 19 DOM
7. 2026-06-09
   days on market $171,000 Active 15 DOM
8. 2026-06-08
   days on market $171,000 Active 14 DOM
9. 2026-06-07
   days on market $171,000 Active 13 DOM
10. 2026-06-03
    days on market $171,000 Active 9 DOM
11. 2026-06-02
    days on market $171,000 Active 8 DOM
12. 2026-06-01
    days on market $171,000 Active 7 DOM
13. 2026-05-31
    days on market $171,000 Active 6 DOM
14. 2026-05-15
    price $171,288 812-char remark
15. 2026-05-12
    price $173,288 812-char remark
16. 2026-04-30
    price $174,288 812-char remark
17. 2026-04-27
    price $174,488 812-char remark
18. 2026-04-25
    price $174,788 812-char remark
19. 2026-04-16
    price $174,888 812-char remark
20. 2026-04-05
    price $177,888 812-char remark
21. 2026-01-30
    listed $178,888 Active 812-char remark
22. 2026-01-30
    historical
23. 2025-09-29
    listed $179,888 Active
24. 2025-08-19
    historical
25. 2025-03-19
    listed $185,888 Active
26. 2025-03-19
    historical
27. 2025-03-07
    price $183,100
28. 2025-02-17
    price $183,288
29. 2025-02-09
    price $183,488
30. 2025-02-03
    price $184,488
31. 2025-01-30
    price $184,788
32. 2025-01-29
    listed $184,888 Active
33. 2025-01-29
    historical
34. 2025-01-15
    price $186,888
35. 2025-01-05
    price $189,888
36. 2024-12-31
    listed $192,888 Active
37. 2024-12-30
    historical
38. 2024-12-02
    price $192,888
39. 2024-11-11
    listed $198,888 Active
40. 2024-10-30
    historical
41. 2024-05-17
    price $199,000
42. 2024-05-01
    listed $215,000 Active
43. 2024-05-01
    historical
44. 2024-04-30
    historical
45. 2024-04-26
    historical
46. 2017-03-14
    historical
47. 2017-03-02
    historical Contingent Offer
48. 2017-01-23
    listed $95,000 Active
49. 2016-09-15
    soldstatus $80,000 Sold
50. 2016-09-15
    soldstatus $80,000

ⓘ 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: $455 · $38/mo
• Projected year-2 tax: $1,008 · $84/mo
• Expected delta: +$553/yr (+$46/mo · 121.4%)

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

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 · 15 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: $23,897
• − Mortgage interest: −$9,572
• − Property taxes: −$455
• − Insurance: −$854
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − HOA: −$7,080
• − Depreciation: −$4,971
• Taxable loss: −$2,860
• Est. tax savings @ 24.0%: +$686
• After-tax cash flow: $422/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: 39,883
• 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

-28.8% since first listed

47 events — show timeline

• 2026-06-10 Price Changed $170,888 GLVAR
• 2026-05-25 Listing Removed — GLVAR
• 2026-05-25 Listed $171,000 GLVAR
• 2026-05-15 Price Changed $171,288 GLVAR
• 2026-05-12 Price Changed $173,288 GLVAR
• 2026-04-30 Price Changed $174,288 GLVAR
• 2026-04-27 Price Changed $174,488 GLVAR
• 2026-04-25 Price Changed $174,788 GLVAR
• 2026-04-16 Price Changed $174,888 GLVAR
• 2026-04-05 Price Changed $177,888 GLVAR
• 2026-01-30 Listing Removed — GLVAR
• 2026-01-30 Listed $178,888 GLVAR
• 2025-09-29 Listed $179,888 GLVAR
• 2025-08-19 Listing Removed — GLVAR
• 2025-03-19 Listing Removed — GLVAR
• 2025-03-19 Listed $185,888 GLVAR
• 2025-03-07 Price Changed $183,100 GLVAR
• 2025-02-17 Price Changed $183,288 GLVAR
• 2025-02-09 Price Changed $183,488 GLVAR
• 2025-02-03 Price Changed $184,488 GLVAR
• 2025-01-30 Price Changed $184,788 GLVAR
• 2025-01-29 Listing Removed — GLVAR
• 2025-01-29 Listed $184,888 GLVAR
• 2025-01-15 Price Changed $186,888 GLVAR
• 2025-01-05 Price Changed $189,888 GLVAR
• 2024-12-31 Listed $192,888 GLVAR
• 2024-12-30 Listing Removed — GLVAR
• 2024-12-02 Price Changed $192,888 GLVAR
• 2024-11-11 Listed $198,888 GLVAR
• 2024-10-30 Listing Removed — GLVAR
• 2024-05-17 Price Changed $199,000 GLVAR
• 2024-05-01 Listed $215,000 GLVAR
• 2024-05-01 Coming Soon — GLVAR
• 2024-04-30 Listing Removed — GLVAR
• 2024-04-26 Coming Soon — GLVAR
• 2017-03-14 Listing Removed — GLVAR
• 2017-03-02 Contingent — GLVAR
• 2017-01-23 Listed $95,000 GLVAR
• 2016-09-15 Sold (Public Records) $80,000 Public Records
• 2016-09-15 Sold (MLS) $80,000 GLVAR
• 2016-09-08 Pending — GLVAR
• 2016-08-06 Listed $80,000 GLVAR
• 2004-01-06 Sold (Public Records) $95,000 Public Records
• 2002-12-18 Sold (Public Records) $74,000 Public Records
• 1996-11-19 Sold (Public Records) $68,000 Public Records
• 1996-05-17 Sold (Public Records) $68,000 Public Records
• 1993-02-05 Sold (Public Records) $240,000 Public Records

Property tax history

-3.0%/yr

Latest (2025): $455 · +17418.1% YoY. Source: county tax records.