3116 Kings Way · Las Vegas, NV 89102

$219,000

3 bd · 2.0 ba · 1,434 sqft · SingleFamily public records · 3 Days on market

Built 1963 6,970 sqft lot

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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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a unique situation. The seller would like to discuss all creative options. The home is going to need substantial renovation. Expense % of Gross Income Property taxes 4%–6% Insurance 2%–4% Utilities (if owner-paid) 10%–15% Repairs & maintenance reserve 5%–10% Vacancy & credit loss 5%–10% Landscaping/pest control 1%–3% Capital reserves (future HVAC, roof, appliances, etc. ) 5%–10% Total (self-managed) 25%–40% Gross Potential Income 5 bedrooms + studio = $6,500/month Annual = $78,000 Adjust for 90% occupancy Effective Gross Income = about $70,200/year Example expense budget (30%) Expenses ˜ $21,000/year Net Operating In

Key facts

• 6,970 sq ft lot
• Garage
• Built 1963

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $219k).

Location & tenants

• Location reads 80/100 on livability (#2 in NV, #1,723 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime 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.
• Market conditions: Rents soft (-2.1%/yr); 140 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• At $2,336/mo this rent would consume 56% of the median local household income ($50k/yr) (locally 3577% 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 $2k of loan paydown is wiped out by about $7k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $71k; list at $219k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,000

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.07% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.94%
• DSCR: 1.44
• GRM: 7.8

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: -4.5%
• Equity multiple: 0.84×
• Total profit: $-10,044
• Equity at exit: $32,654

10-year hold

• IRR: 1.6%
• Equity multiple: 1.10×
• Total profit: $6,172
• Equity at exit: $18,935

Cash invested: $61,320 (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 89102

• Rents YoY: -2.1%
• Active inventory: 140
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,336 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$98 /mo · $1,172/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $508

Break-even live

Break-even rent $1,693

Max offer price $219,000

Occupancy floor 73%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3105 Piedmont Ave Las Vegas, NV	4.0	2.0	1850	$2,400	$1.30	24d	1	0.06mi
2809 Northam St Las Vegas, NV	4.0	2.0	1609	$3,450	$2.14	44d	1	0.23mi
2204 Plaza del Robles Las Vegas, NV	2.0	2.0	1775	$2,650	$1.49	3d	1	0.43mi
2851 S Valley View Blvd Las Vegas, NV	2.0–3.0	2.0–3.0	1325	$1,840	$1.39	44d	2	0.51mi
2725 Colanthe Ave Las Vegas, NV	3.0	2.0	1787	$3,000	$1.68	20d	1	0.82mi
3475 W Desert Inn Rd Las Vegas, NV	1.0–3.0	1.0–2.0	1105	$3,550	$3.21	4d	100	0.86mi
2505 Laurie Dr Unit A Las Vegas, NV	3.0	2.0	1300	$2,400	$1.85	44d	1	0.92mi
2505 Laurie Dr Unit C Las Vegas, NV	2.0	1.0	1000	$1,900	$1.90	44d	1	0.92mi
2505 Laurie Dr Unit A Las Vegas, NV	3.0	2.0	1300	$2,400	$1.85	22d	1	0.92mi
3463 Procyon St Las Vegas, NV	3.0	1.0–2.0	1043	$2,757	$2.64	2d	29	1.05mi
4550 W Sahara Ave Las Vegas, NV	1.0–2.0	1.0–2.0	867	$1,475	$1.70	44d	15	1.06mi
1208 Buehler Dr Las Vegas, NV	3.0	2.0	1758	$2,895	$1.65	44d	1	1.11mi
4458 Del Oro Dr Las Vegas, NV	4.0	2.5	1493	$2,450	$1.64	8d	1	1.13mi
4529 Del Oro Dr Las Vegas, NV	2.0	2.5	1365	$1,750	$1.28	44d	1	1.22mi
2400 Sherman Pl Las Vegas, NV	3.0	2.0	1273	$2,995	$2.35	8d	1	1.24mi
2700 Las Vegas Blvd S Las Vegas, NV	1.0–2.0	1.0–2.5	1226	$2,950	$2.41	18d	4	1.25mi
2700 Las Vegas Blvd S Las Vegas, NV	2.0	2.0–2.5	1283	$2,792	$2.18	12d	4	1.25mi
3221 Jericho St Unit D Las Vegas, NV	2.0	2.0	922	$1,700	$1.84	44d	1	1.28mi
3221 Jericho St Unit C Las Vegas, NV	2.0	2.0	922	$1,175	$1.27	44d	1	1.28mi
4747 Pennwood Ave Las Vegas, NV	1.0–2.0	1.0–2.0	839	$1,577	$1.88	44d	25	1.28mi
2666 S Decatur Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	938	$1,964	$2.09	44d	15	1.29mi
3240 Cameron St Unit A Las Vegas, NV	2.0	2.0	922	$1,300	$1.41	44d	1	1.31mi
2950 S Decatur Blvd Las Vegas, NV	2.0	1.0–2.0	690	$1,608	$2.33	44d	22	1.37mi
2851 S Decatur Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	866	$1,704	$1.97	44d	15	1.39mi
200 W Sahara Ave Las Vegas, NV	2.0	2.0	1223	$2,300	$1.88	12d	1	1.41mi
200 W Sahara Ave #3906 Las Vegas, NV	2.0	2.0	1532	$3,500	$2.28	4d	1	1.41mi
200 W Sahara Ave #3507 Las Vegas, NV	2.0	2.0	1295	$2,500	$1.93	44d	1	1.41mi
200 W Sahara Ave #3005 Las Vegas, NV	2.0	2.0	1233	$2,300	$1.87	44d	1	1.41mi
200 W Sahara Ave #1705 Las Vegas, NV	2.0	2.0	1233	$2,450	$1.99	44d	1	1.41mi
200 W Sahara Ave #1702 Las Vegas, NV	2.0	2.0	1295	$2,200	$1.70	3d	1	1.41mi
1056 W Oakey Blvd Las Vegas, NV	3.0	3.0	1592	$2,600	$1.63	44d	1	1.41mi
4080 W Twain Ave Las Vegas, NV	1.0–3.0	1.0–2.0	858	$2,218	$2.58	44d	8	1.41mi
3150 W Twain Ave Las Vegas, NV	1.0–3.0	1.0–2.0	1039	$2,720	$2.62	2d	12	1.43mi

Listing history 4 events

1. 2026-06-18
   days on market $219,000 Coming Soon 3 DOM
2. 2026-06-17
   days on market $219,000 Coming Soon 2 DOM
3. 2026-06-16
   remarks 637-char remark
4. 2026-06-16
   listed $219,000 Coming Soon 1 DOM

ⓘ 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: $1,172 · $98/mo
• Projected year-2 tax: $1,292 · $108/mo
• Expected delta: +$120/yr (+$10/mo · 10.2%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,033
• − Mortgage interest: −$12,267
• − Property taxes: −$1,172
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,243
• − Management: −$2,243
• − Depreciation: −$6,371
• Taxable income: $2,642
• Est. tax owed @ 24.0%: −$634
• After-tax cash flow: $5,463/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 — Las Vegas

• Score: 80/100
• State rank: #2
• US rank: #1723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Las Vegas, NV
• County: Clark County · 2,306,105 people
• City population: 1,643,591
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 36,825
• Household income: $49,843
• Rent vs Own: 70.2% rent · 29.8% own
• Severe rent burden: 3577.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 48% White 24% Two or more races 21% Black 11% Asian 9% Native American 3%
• Hispanic origin (detail): Mexican 34% Cuban 3%
• Common ancestry: Romanian 2% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 31% · Canada, China, Vietnam
• Languages at home: 53% English-only · Spanish 36% Tagalog/Filipino 3% Chinese 2%

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: ▼ -244.81%
• Current HPI: 260.2725
• Rent YoY: ▼ -2.10%
• 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

+229.3% since first listed

3 events — show timeline

• 2026-06-16 Coming Soon $219,000 GLVAR
• 1989-03-24 Sold (Public Records) $70,710 Public Records
• 1987-09-02 Sold (Public Records) $66,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,172 · -51.8% YoY. Source: county tax records.