2527 Carroll St · North Las Vegas, NV 89030

$699,999

7 bd · 4.0 ba · 2,889 sqft · MultiFamily public records · 16 Days on market

Built 1962 9,583 sqft lot

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Why this score? — see what drove the F 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 +8.4/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Take advantage of this amazing investment opportunity! This unique single story 4-plex features fresh exterior paint, move in ready units with new plumbing, new roof, new a/c, metal window coverings and a gated perimeter. Plus! An on site laundromat making it much more desirable for the tenants. All units are 100% occupied!

Key facts

• 9,583 sq ft lot
• Built 1962
• Listed 15 days

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $700k.

Deal economics

• At list price, monthly cash flow is $-624 ($-7k/yr) — negative. Per door: $-156/mo.
• To cash-flow at today's rent, offer at most $590k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $440k (37.2% below list).
• Recommended offer: $440k (37.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#14 in NV, #4,471 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living B; Watch: crime D+, schools F, amenities 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 (+3.0%/yr); 151 active listings in the ZIP; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• At $4,397/mo this rent would consume 110% of the median local household income ($48k/yr) (locally 2821% 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 $5k of loan paydown is wiped out by about $21k 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 16 days — a 2% lower offer ($689k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask is 100% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $385k; list at $700k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $439,700 (37.2% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.63% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.82%
• DSCR: 0.83
• GRM: 13.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.04% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.22×
• Total profit: $-153,383
• Equity at exit: $104,372

10-year hold

• IRR: -17.2%
• Equity multiple: 0.05×
• Total profit: $-185,588
• Equity at exit: $60,523

Cash invested: $196,000 (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 89030

• Home prices YoY: -27.7%
• Rents YoY: 3.0%
• Active inventory: 151
• Price-to-rent: 53.1×

Monthly cashflow live

• Estimated rent: $4,397 high
• Mortgage (P&I): −$3,671
• Tax from tax record: −$135 /mo · $1,621/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$923
• Net cashflow: $-624

Break-even live

Break-even rent $5,187

Max offer price $589,769

Occupancy floor —

Sensitivity live

Price	-10% $-228	-5% $-426	+0% $-624	+5% $-822	+10% $-1,020
Rent	-10% $-971	-5% $-798	+0% $-624	+5% $-450	+10% $-277
Rate	-1.0pp $-271	-0.5pp $-446	base $-624	+0.5pp $-805	+1.0pp $-990

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,396
Total (4 units)			$4,397

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: $175,000
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $699,999 Active 16 DOM
2. 2026-06-18
   days on market $699,999 Active 13 DOM
3. 2026-06-17
   days on market $699,999 Active 12 DOM
4. 2026-06-16
   days on market $699,999 Active 11 DOM
5. 2026-06-15
   days on market $699,999 Active 10 DOM
6. 2026-06-13
   days on market $699,999 Active 8 DOM
7. 2026-06-09
   days on market $699,999 Active 4 DOM
8. 2026-06-08
   days on market $699,999 Active 3 DOM
9. 2026-06-07
   statusdays on market $699,999 Active 2 DOM
10. 2026-06-03
    days on market $699,999 Coming Soon 13 DOM
11. 2026-06-02
    days on market $699,999 Coming Soon 12 DOM
12. 2026-06-01
    days on market $699,999 Coming Soon 11 DOM
13. 2026-05-31
    days on market $699,999 Coming Soon 10 DOM
14. 2026-05-21
    historical $699,999
15. 2021-02-26
    soldstatus $385,000 Closed 325-char remark

    Show marketing remark (325 chars)

    Take advantage of this amazing investment opportunity! This unique single story 4-plex features fresh exterior paint, move in ready units with new plumbing, new roof, new a/c, metal window coverings and a gated perimeter. Plus! An on site laundromat making it much more desirable for the tenants. All units are 100% occupied!

16. 2021-02-26
    soldstatus $385,000

    Show marketing remark (325 chars)

    Take advantage of this amazing investment opportunity! This unique single story 4-plex features fresh exterior paint, move in ready units with new plumbing, new roof, new a/c, metal window coverings and a gated perimeter. Plus! An on site laundromat making it much more desirable for the tenants. All units are 100% occupied!

17. 2021-02-22
    status Pending 325-char remark

    Show marketing remark (325 chars)

    Take advantage of this amazing investment opportunity! This unique single story 4-plex features fresh exterior paint, move in ready units with new plumbing, new roof, new a/c, metal window coverings and a gated perimeter. Plus! An on site laundromat making it much more desirable for the tenants. All units are 100% occupied!

18. 2021-02-18
    listed $350,000 Active 325-char remark

    Show marketing remark (325 chars)

    Take advantage of this amazing investment opportunity! This unique single story 4-plex features fresh exterior paint, move in ready units with new plumbing, new roof, new a/c, metal window coverings and a gated perimeter. Plus! An on site laundromat making it much more desirable for the tenants. All units are 100% occupied!

19. 2018-10-05
    soldstatus $286,000 Sold 152-char remark

    Show marketing remark (152 chars)

    GREAT INVESTMENT OPPORTUNITY! The time is now, don't miss out on this opportunity! Freshly painted exterior and leased units! Close to the Vegas strip!

20. 2018-10-05
    soldstatus $286,000

    Show marketing remark (152 chars)

    GREAT INVESTMENT OPPORTUNITY! The time is now, don't miss out on this opportunity! Freshly painted exterior and leased units! Close to the Vegas strip!

21. 2018-09-07
    status Pending 152-char remark

    Show marketing remark (152 chars)

    GREAT INVESTMENT OPPORTUNITY! The time is now, don't miss out on this opportunity! Freshly painted exterior and leased units! Close to the Vegas strip!

22. 2018-07-07
    status Active 152-char remark

    Show marketing remark (152 chars)

    GREAT INVESTMENT OPPORTUNITY! The time is now, don't miss out on this opportunity! Freshly painted exterior and leased units! Close to the Vegas strip!

23. 2018-07-05
    historical Contingent Offer 152-char remark

    Show marketing remark (152 chars)

    GREAT INVESTMENT OPPORTUNITY! The time is now, don't miss out on this opportunity! Freshly painted exterior and leased units! Close to the Vegas strip!

24. 2018-06-22
    listed $286,000 Active 152-char remark

    Show marketing remark (152 chars)

    GREAT INVESTMENT OPPORTUNITY! The time is now, don't miss out on this opportunity! Freshly painted exterior and leased units! Close to the Vegas strip!

25. 2000-11-21
    soldstatus $185,000
26. 1998-09-03
    soldstatus $153,000
27. 1996-12-06
    soldstatus $95,000
28. 1996-10-14
    soldstatus $95,000

ⓘ 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: $1,621 · $135/mo
• Projected year-2 tax: $4,130 · $344/mo
• Expected delta: +$2,509/yr (+$209/mo · 154.8%)

ⓘ 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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,764
• − Mortgage interest: −$39,211
• − Property taxes: −$1,621
• − Insurance: −$3,500
• − Repairs & maintenance: −$4,221
• − Management: −$4,221
• − Depreciation: −$20,364
• Taxable loss: −$20,374
• Est. tax savings @ 24.0%: +$4,890
• After-tax cash flow: $-2,598/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 — North Las Vegas

• Score: 74/100
• State rank: #14
• US rank: #4471

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Las Vegas, NV
• County: Clark County · 2,306,105 people
• City population: 274,675
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 51,341
• Household income: $47,937
• Rent vs Own: 64.7% rent · 35.3% own
• Severe rent burden: 2821.0

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: Predominantly Hispanic (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 26% Black 14% White 8% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 65%
• Foreign-born: 33% · Canada
• Languages at home: 34% English-only · Spanish 64% 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: ▼ -117.09%
• Current HPI: 305.5742
• Rent YoY: ▲ 3.04%
• 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

+636.8% since first listed

15 events — show timeline

• 2026-05-21 Coming Soon $699,999 GLVAR
• 2021-02-26 Sold (Public Records) $385,000 Public Records
• 2021-02-26 Sold (MLS) $385,000 GLVAR
• 2021-02-22 Pending — GLVAR
• 2021-02-18 Listed $350,000 GLVAR
• 2018-10-05 Sold (Public Records) $286,000 Public Records
• 2018-10-05 Sold (MLS) $286,000 GLVAR
• 2018-09-07 Pending — GLVAR
• 2018-07-07 Relisted — GLVAR
• 2018-07-05 Contingent — GLVAR
• 2018-06-22 Listed $286,000 GLVAR
• 2000-11-21 Sold (Public Records) $185,000 Public Records
• 1998-09-03 Sold (Public Records) $153,000 Public Records
• 1996-12-06 Sold (Public Records) $95,000 Public Records
• 1996-10-14 Sold (Public Records) $95,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,621 · +7.8% YoY. Source: county tax records.