867 N Lamb Blvd #142 · Las Vegas, NV 89110

$37,500

2 bd · 2.0 ba · 960 sqft · Manufactured · 223 Days on market

Built 2025 Good condition ↓ 30% since listing

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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 +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* THIS IS A RESALE LISTING * Three Crowns is an active and exciting 55+ Senior Community. Nestle into your 2 bedroom, 2 bathroom home located inside of Three Crowns, a friendly and well-maintained community. Around you, enjoy the great features the community has to offer such as a picnic area / pavilion / grill, scenic views, and community events. 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

• Picnic area
• Scenic views
• Community events

Tags

• PICNIC AREA
• SCENIC VIEWS
• COMMUNITY EVENTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $38k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $759 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $33k (12.0% below list) — sets the bar for market timing.

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 rising (+1.8%/yr); 260 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $259 of loan paydown is wiped out by about $1k 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 + 1.8% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $33,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.44% ✓
• Cap rate: 30.58%
• Cash-on-cash: 86.75%
• DSCR: 4.86
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: 85.9%
• Equity multiple: 4.88×
• Total profit: $40,723
• Equity at exit: $5,591

10-year hold

• IRR: 88.8%
• Equity multiple: 9.72×
• Total profit: $91,530
• Equity at exit: $3,242

Cash invested: $10,500 (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 89110

• Rents YoY: 1.8%
• Active inventory: 260
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$197
• Tax est. 1.5%: −$47 /mo · $562/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $759

Break-even live

Break-even rent $328

Max offer price $37,500

Occupancy floor 36%

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 Bridgewater St Las Vegas, NV	2.0	1.0	749	$1,050	$1.40	43d	1	0.13mi
4156 Abrams Ave Las Vegas, NV	3.0	2.0	1005	$1,700	$1.69	43d	1	0.17mi
870 Flagstone Way Las Vegas, NV	2.0	1.5	1102	$1,450	$1.32	23d	1	0.34mi
628 Triest Ct Apt D Las Vegas, NV	2.0	1.0	731	$950	$1.30	7d	1	0.37mi
882 Ripple Way Las Vegas, NV	2.0	1.5	1116	$1,499	$1.34	23d	1	0.37mi
1400 Henry Ave Unit D Las Vegas, NV	2.0	1.0	898	$915	$1.02	43d	1	0.38mi
1440 Jamielinn Ln #102 Las Vegas, NV	2.0	2.0	1047	$1,150	$1.10	4d	1	0.41mi
4000 E Bonanza Rd Las Vegas, NV	1.0–2.0	1.0–2.0	850	$1,525	$1.79	3d	7	0.45mi
894 Rhinegold Way Las Vegas, NV	2.0	1.5	1116	$1,340	$1.20	43d	1	0.46mi
1111 N Lamb Blvd #125 Las Vegas, NV	2.0	2.0	1076	$1,299	$1.21	17d	1	0.47mi
1492 N Lamb Blvd Las Vegas, NV	1.0–2.0	1.0	739	$1,529	$2.07	1d	9	0.50mi
4302 Lynnann Dr Las Vegas, NV	2.0	1.5	952	$1,350	$1.42	43d	1	0.53mi
1517 Frank Aved St #202 Las Vegas, NV	2.0	2.0	895	$1,025	$1.15	14d	1	0.57mi
3961 Danny Melamed Ave #201 Las Vegas, NV	2.0	2.0	895	$999	$1.12	43d	1	0.58mi
3972 Danny Melamed Ave #102 Las Vegas, NV	2.0	2.0	895	$985	$1.10	43d	1	0.59mi
3979 E Owens Ave Unit 115 Las Vegas, NV	1.0	1.0	600	$1,055	$1.76	17d	1	0.59mi
3956 Danny Melamed Ave #101 Las Vegas, NV	2.0	2.0	895	$1,050	$1.17	7d	1	0.61mi
3956 Danny Melamed Ave #101 Las Vegas, NV	2.0	2.0	895	$1,050	$1.17	1d	1	0.61mi
3980 E Owens Ave Unit 206 Las Vegas, NV	2.0	2.0	880	$1,400	$1.59	43d	1	0.62mi
3980 E Owens Ave Unit 105 Las Vegas, NV	1.0	1.0	620	$1,200	$1.94	43d	1	0.62mi
3980 E Owens Ave Unit 122 Las Vegas, NV	2.0	2.0	880	$1,450	$1.65	43d	1	0.62mi
3980 E Owens Ave Unit 109 Las Vegas, NV	1.0	1.0	620	$1,200	$1.94	43d	1	0.62mi
3980 E Owens Ave Unit 211 Las Vegas, NV	1.0	1.0	620	$1,200	$1.94	43d	1	0.62mi
4521 E Bonanza Rd Las Vegas, NV	1.0–2.0	1.0–2.0	897	$1,827	$2.04	1d	14	0.69mi
3700 E Bonanza Rd Las Vegas, NV	1.0–2.0	1.0–2.0	850	$1,260	$1.48	1d	8	0.70mi
824 Hedge Way #2 Las Vegas, NV	3.0	2.0	1022	$1,300	$1.27	21d	1	0.72mi
1700 N Lamb Blvd Las Vegas, NV	2.0	2.0	989	$1,475	$1.49	7d	2	0.74mi
571 Roxella Ln Unit C Las Vegas, NV	2.0	1.5	1008	$1,250	$1.24	43d	1	0.79mi
1001 N Pecos Rd Las Vegas, NV	1.0–3.0	1.0–2.0	875	$1,188	$1.36	3d	7	0.85mi
457 N Lamb Blvd Unit B Las Vegas, NV	1.0	1.0	599	$1,000	$1.67	20d	1	0.85mi
4160 E Tonopah Ave Unit 4160 Tonopah 115 Las Vegas, NV	2.0	1.0	803	$1,200	$1.49	21d	1	0.85mi
425 N Lamb Blvd Las Vegas, NV	1.0	1.0	599	$1,500	$2.50	43d	1	0.85mi
4220 E Tonopah Ave Apt 204 Las Vegas, NV	2.0	1.0	900	$1,000	$1.11	43d	1	0.86mi
405 N Lamb Blvd Las Vegas, NV	1.0	1.0	599	$1,000	$1.67	43d	1	0.87mi
4181 Terrestrial Dr Unit 120 Las Vegas, NV	2.0	1.0	803	$1,050	$1.31	43d	1	0.87mi
4181 Terrestrial Ln Las Vegas, NV	2.0	1.0	803	$1,100	$1.37	43d	1	0.87mi
429 N Lamb Blvd Las Vegas, NV	1.0	1.0	599	$1,500	$2.50	43d	1	0.88mi
3630 E Owens Ave Las Vegas, NV	2.0–3.0	1.0–2.0	924	$900	$0.97	1d	28	0.88mi
1858 Dwarf Star Dr Unit 233 Las Vegas, NV	2.0	1.0	800	$1,200	$1.50	23d	1	0.93mi
4220 Stewart Ave Las Vegas, NV	1.0	1.0	550	$940	$1.71	43d	1	0.97mi

Listing history 17 events

1. 2026-06-18
   days on market $37,500 Active 223 DOM
2. 2026-06-17
   days on market $37,500 Active 222 DOM
3. 2026-06-16
   days on market $37,500 Active 221 DOM
4. 2026-06-15
   days on market $37,500 Active 220 DOM
5. 2026-06-13
   days on market $37,500 Active 218 DOM
6. 2026-06-09
   days on market $37,500 Active 214 DOM
7. 2026-06-08
   days on market $37,500 Active 213 DOM
8. 2026-06-08
   days on market $37,500 Active 212 DOM
9. 2026-06-03
   days on market $37,500 Active 208 DOM
10. 2026-06-02
    days on market $37,500 Active 207 DOM
11. 2026-06-01
    days on market $37,500 Active 206 DOM
12. 2026-05-31
    days on market $37,500 Active 205 DOM
13. 2026-04-01
    price $37,500 497-char remark

    Show marketing remark (497 chars)

    * THIS IS A RESALE LISTING * Three Crowns is an active and exciting 55+ Senior Community. Nestle into your 2 bedroom, 2 bathroom home located inside of Three Crowns, a friendly and well-maintained community. Around you, enjoy the great features the community has to offer such as a picnic area / pavilion / grill, scenic views, and community events. 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.

14. 2026-02-08
    status Active 497-char remark

    Show marketing remark (497 chars)

    * THIS IS A RESALE LISTING * Three Crowns is an active and exciting 55+ Senior Community. Nestle into your 2 bedroom, 2 bathroom home located inside of Three Crowns, a friendly and well-maintained community. Around you, enjoy the great features the community has to offer such as a picnic area / pavilion / grill, scenic views, and community events. 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.

15. 2026-02-07
    historical 497-char remark

    Show marketing remark (497 chars)

    * THIS IS A RESALE LISTING * Three Crowns is an active and exciting 55+ Senior Community. Nestle into your 2 bedroom, 2 bathroom home located inside of Three Crowns, a friendly and well-maintained community. Around you, enjoy the great features the community has to offer such as a picnic area / pavilion / grill, scenic views, and community events. 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.

16. 2025-11-19
    price $39,900 497-char remark

    Show marketing remark (497 chars)

    * THIS IS A RESALE LISTING * Three Crowns is an active and exciting 55+ Senior Community. Nestle into your 2 bedroom, 2 bathroom home located inside of Three Crowns, a friendly and well-maintained community. Around you, enjoy the great features the community has to offer such as a picnic area / pavilion / grill, scenic views, and community events. 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.

17. 2025-11-06
    listed $53,300 Active 497-char remark

    Show marketing remark (497 chars)

    * THIS IS A RESALE LISTING * Three Crowns is an active and exciting 55+ Senior Community. Nestle into your 2 bedroom, 2 bathroom home located inside of Three Crowns, a friendly and well-maintained community. Around you, enjoy the great features the community has to offer such as a picnic area / pavilion / grill, scenic views, and community events. 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.

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,466
• − Mortgage interest: −$2,101
• − Property taxes: −$562
• − Insurance: −$188
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$1,091
• Taxable income: $9,050
• Est. tax owed @ 24.0%: −$2,172
• After-tax cash flow: $6,936/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 · 4 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with a cosmetic rehab level, ready for a fresh coat of paint and flooring upgrades to enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace flooring — Modernizes the home and improves resale value
• Both Upgrade HVAC — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace flooring — Modernizes the home and improves resale value ↑
• Both Upgrade HVAC — Improves comfort and energy efficiency ↑

ⓘ 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 — 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): 69,107
• Household income: $61,001
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 3134.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 63% White 20% Two or more races 18% Black 8% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 52% Cuban 3%
• Common ancestry: Lithuanian 1% Italian 1% Romanian 1%
• Foreign-born: 31% · Canada
• Languages at home: 42% English-only · Spanish 53% Tagalog/Filipino 2% 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: ▼ -165.11%
• Current HPI: 299.1815
• Rent YoY: ▲ 1.78%
• 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

-29.6% since first listed

5 events — show timeline

• 2026-04-01 Price Changed $37,500 Zillow
• 2026-02-08 Relisted — Zillow
• 2026-02-07 Delisted — Zillow
• 2025-11-19 Price Changed $39,900 Zillow
• 2025-11-06 Listed $53,300 Zillow