5300 E Desert Inn Rd #3 · Sunrise Manor, NV 89122

$64,900

3 bd · 2.0 ba · 1,539 sqft · Manufactured · 28 Days on market

Built 2026 Fair 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
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

* THIS IS A RESALE LISTING * River Oaks is an active and exciting 55+ Senior Community. Nestle into your 3 bedroom, 2 bathroom home located inside of River Oaks, a friendly and well-maintained community. Around you, enjoy the great features the community has to offer such as a tennis court, a hot tub, and a swimming pool. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Tennis court
• Hot tub
• Swimming pool

Tags

• TENNIS COURT
• HOT TUB
• SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $64k (1.5% 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, schools F, 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 (-0.6%/yr); 323 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 35% of the median local income ($64k/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 $449 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $63,926 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.88% ✓
• Cap rate: 25.32%
• Cash-on-cash: 67.95%
• DSCR: 4.02
• GRM: 2.9

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: 63.9%
• Equity multiple: 3.73×
• Total profit: $49,567
• Equity at exit: $9,677

10-year hold

• IRR: 67.4%
• Equity multiple: 6.86×
• Total profit: $106,483
• Equity at exit: $5,611

Cash invested: $18,172 (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: 323
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,870 high
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $1,029

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 40%

Sensitivity live

Price	-10% $1,074	-5% $1,051	+0% $1,029	+5% $1,007	+10% $984
Rent	-10% $881	-5% $955	+0% $1,029	+5% $1,103	+10% $1,177
Rate	-1.0pp $1,062	-0.5pp $1,045	base $1,029	+0.5pp $1,012	+1.0pp $995

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3400 Cabana Dr #2019 Las Vegas, NV	2.0	2.0	1053	$1,350	$1.28	15d	1	0.33mi
3400 Cabana Dr Las Vegas, NV	2.0–3.0	2.0	1124	$1,350	$1.20	22d	2	0.33mi
2982 Juniper Hills Blvd #202 Las Vegas, NV	3.0	2.0	1074	$1,700	$1.58	44d	1	0.38mi
2972 Juniper Hills Blvd #202 Las Vegas, NV	3.0	2.0	1074	$1,445	$1.35	15d	1	0.40mi
2962 Juniper Hills Blvd #104 Las Vegas, NV	3.0	2.0	1074	$1,550	$1.44	44d	1	0.42mi
2847 Mammoth Ct Las Vegas, NV	3.0	2.0	1440	$1,700	$1.18	8d	1	0.45mi
2824 Poppyseed Way Las Vegas, NV	4.0	2.0	1332	$1,790	$1.34	15d	1	0.48mi
2689 Rungsted St Las Vegas, NV	3.0	2.0	1315	$1,775	$1.35	44d	1	0.56mi
3055 S Nellis Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	983	$1,432	$1.46	2d	41	0.57mi
3037 Aloha Ave Las Vegas, NV	3.0	2.0	1270	$1,800	$1.42	4d	1	0.64mi
3021 Aloha Ave Las Vegas, NV	3.0	2.0	1270	$1,800	$1.42	4d	1	0.65mi
5218 Coral Vine Way Las Vegas, NV	3.0	2.0	1315	$1,840	$1.40	13d	1	0.65mi
4855 E Vegas Valley Dr Las Vegas, NV	1.0–3.0	1.0–2.0	949	$1,579	$1.66	2d	15	0.66mi
5051 Sitka Ln Las Vegas, NV	3.0	2.0	1265	$1,225	$0.97	44d	1	0.71mi
4717 Woodland Ave Las Vegas, NV	3.0	2.5	1742	$2,250	$1.29	13d	1	0.73mi
2789 Canonero St Las Vegas, NV	2.0	2.5	1395	$3,000	$2.15	44d	1	0.76mi
3800 S Nellis Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	943	$1,620	$1.72	2d	16	0.81mi
5650 Ruby Creek Dr Las Vegas, NV	3.0	2.5	1422	$2,300	$1.62	4d	1	0.85mi
5703 Roundrock Dr Las Vegas, NV	3.0	2.0	1231	$1,699	$1.38	15d	1	0.87mi
5150 E Sahara Ave Las Vegas, NV	1.0–3.0	1.0–2.0	980	$1,450	$1.48	22d	23	0.93mi
4801 E Sahara Ave Las Vegas, NV	1.0–3.0	1.0–2.0	870	$1,659	$1.91	5d	25	0.97mi
3586 Driving Range St Las Vegas, NV	4.0	2.0	1923	$2,000	$1.04	4d	1	1.04mi
5571 Slice Dr Las Vegas, NV	3.0	2.5	1636	$2,115	$1.29	45d	1	1.10mi
5980 Mahogany Mountain Dr Las Vegas, NV	4.0	2.5	1886	$2,195	$1.16	15d	1	1.10mi
6120 Majestic Wind Ave Las Vegas, NV	3.0	2.0	1234	$1,750	$1.42	5d	1	1.11mi
4555 E Sahara Ave Las Vegas, NV	2.0	2.0	1073	$1,188	$1.11	24d	3	1.18mi
4555 E Sahara Ave Las Vegas, NV	2.0	2.0	1073	$1,175	$1.10	44d	4	1.18mi
4555 E Sahara Ave #284 Las Vegas, NV	2.0	2.0	1073	$1,250	$1.16	8d	1	1.18mi
4455 E Twain Ave Las Vegas, NV	1.0–3.0	1.0–2.0	871	$1,352	$1.55	5d	9	1.21mi
2967 Ferndale St Las Vegas, NV	3.0	2.0	1134	$1,835	$1.62	24d	1	1.25mi
4248 Montdale Ave Las Vegas, NV	3.0	2.0	1988	$2,087	$1.05	13d	1	1.30mi
4248 Montdale Ave Las Vegas, NV	3.0	2.0	1988	$2,087	$1.05	21d	1	1.30mi
1823 Niblick Cir Las Vegas, NV	3.0	2.0	1714	$2,575	$1.50	44d	1	1.31mi
1812 Niblick Cir Las Vegas, NV	4.0	2.0	1904	$5,000	$2.63	11d	1	1.32mi
6103 Falconer Ave Las Vegas, NV	3.0	2.0	1234	$1,690	$1.37	44d	1	1.33mi
6103 Falconer Ave Las Vegas, NV	3.0	2.0	1234	$1,690	$1.37	15d	1	1.33mi
6062 Saint Petersburg Dr Las Vegas, NV	3.0	2.0	1309	$1,750	$1.34	44d	1	1.39mi
6080 Saint Petersburg Dr Las Vegas, NV	2.0	2.0	1144	$2,350	$2.05	44d	1	1.41mi
3394 Wasatch Cedars St Las Vegas, NV	3.0	2.0	1552	$1,925	$1.24	44d	1	1.43mi
3956 Clear View Dr Las Vegas, NV	3.0	2.0	1306	$2,600	$1.99	18d	1	1.44mi

Listing history 8 events

1. 2026-06-09
   days on market $64,900 Active 28 DOM
2. 2026-06-08
   days on market $64,900 Active 27 DOM
3. 2026-06-08
   days on market $64,900 Active 26 DOM
4. 2026-06-03
   days on market $64,900 Active 22 DOM
5. 2026-06-02
   days on market $64,900 Active 21 DOM
6. 2026-06-01
   days on market $64,900 Active 20 DOM
7. 2026-05-31
   days on market $64,900 Active 19 DOM
8. 2026-05-12
   listed $64,900 Active 471-char remark

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,443
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − Depreciation: −$1,888
• Taxable income: $12,031
• Est. tax owed @ 24.0%: −$2,887
• After-tax cash flow: $9,460/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 · 2 photos

Fair 45/100 Cosmetic rehab

This manufactured home is in fair condition with cosmetic updates needed to enhance its curb appeal and value.

Repairs flagged

• Minor Landscaping — Low shrubs need trimming
• Minor Awning — Aesthetic improvement

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Rental Trim landscaping — Improves curb appeal and maintenance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Low shrubs need trimming	Minor	$500–3,000
Awning · Aesthetic improvement	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Rental Trim landscaping — Improves curb appeal and maintenance ↑

ⓘ 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): 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