8122 W Flamingo Rd · Spring Valley, NV 89147

$105,000

3 bd · 2.5 ba · 1,680 sqft · SingleFamily public records · 23 Days on market

Built 2002

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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 +3.5/5.0
• Rent growth +2.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is what you're looking for! Well-maintained newer home just built in 2016. 4 bedrooms on the low $400k's in a gated community! Open Floor plan with all tiles downstairs, includes a nice Island granite countertop, walk-in pantry, and updated dark cabinetry, Refrigerator washer and dryer included! The spacious primary bedroom has a walk-in closet plus a shower and tub in the master's bath. Good size backyard for your personal architectural design. Great southwest location in a gated community with less than $50 in HOA fee!

Key facts

• New kitchen
• Walk-in closets
• Wood floor

Tags

• NEW KITCHEN
• FULL LIVING ROOM AREA
• GARDEN TUB
• SEPARATE SHOWER
• WALK-IN CLOSETS
• WOOD FLOOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $756 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#28 in NV) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A; Watch: crime C-, schools D+, 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 (+1.2%/yr); 282 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 34% of the median local income ($75k/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 $726 of loan paydown is wiped out by about $3k 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 + 1.2% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. 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: 2.03% ✓
• Cap rate: 14.93%
• Cash-on-cash: 30.84%
• DSCR: 2.37
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.22% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 1.94×
• Total profit: $27,506
• Equity at exit: $15,656

10-year hold

• IRR: 30.0%
• Equity multiple: 3.44×
• Total profit: $71,677
• Equity at exit: $9,078

Cash invested: $29,400 (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 89147

• Rents YoY: 1.2%
• Active inventory: 282
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,137 high
• Mortgage (P&I): −$551
• Tax from tax record: −$338 /mo · $4,055/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $756

Break-even live

Break-even rent $1,180

Max offer price $105,000

Occupancy floor 60%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
496 Bright Peridot Ave Las Vegas, NV	3.0	3.0	2174	$2,350	$1.08	24d	1	0.10mi
880 Cool Aquamarine St Las Vegas, NV	3.0	2.5	1737	$2,295	$1.32	24d	1	0.13mi
569 Port Talbot Ave Las Vegas, NV	3.0	2.5	1546	$1,850	$1.20	15d	1	0.15mi
750 Iron Bridge St Las Vegas, NV	3.0	2.5	1671	$2,150	$1.29	16d	1	0.18mi
604 Port Talbot Ave Las Vegas, NV	3.0	2.5	1732	$1,800	$1.04	44d	1	0.19mi
628 Wounded Star Ave Las Vegas, NV	3.0	2.5	2003	$2,440	$1.22	44d	1	0.20mi
711 Iron Bridge St Las Vegas, NV	3.0	2.5	1732	$1,875	$1.08	3d	1	0.22mi
734 Thornford St Las Vegas, NV	3.0	3.0	1844	$2,300	$1.25	44d	1	0.24mi
718 Thornford St Las Vegas, NV	3.0	3.5	1844	$1,895	$1.03	3d	1	0.25mi
718 Thornford St Las Vegas, NV	3.0	2.5	1844	$1,998	$1.08	24d	1	0.25mi
652 Shadwell St Las Vegas, NV	4.0	2.5	1891	$2,180	$1.15	44d	1	0.26mi
541 Penzance Ct Las Vegas, NV	3.0	2.5	1301	$1,900	$1.46	44d	1	0.36mi
992 Whitworth Ave Las Vegas, NV	3.0	2.5	2177	$2,395	$1.10	24d	1	0.37mi
600 Belsay Castle Ct Las Vegas, NV	4.0	2.5	2034	$2,050	$1.01	44d	1	0.38mi
779 Proud Waters Ct Las Vegas, NV	3.0	2.5	1782	$2,300	$1.29	4d	1	0.39mi
536 Mayfair Walk Ave Las Vegas, NV	3.0	2.5	1611	$1,895	$1.18	44d	1	0.44mi
570 Swiss Cottage Ave Las Vegas, NV	3.0	2.5	1484	$2,120	$1.43	3d	1	0.47mi
9342 Winebrook Ave Las Vegas, NV	3.0	2.5	2103	$1,950	$0.93	44d	1	0.53mi
711 Quayside Ct Las Vegas, NV	3.0	2.5	1725	$1,950	$1.13	24d	1	0.54mi
715 Quayside Ct Las Vegas, NV	3.0	2.5	2000	$2,050	$1.02	24d	1	0.55mi
715 Quayside Ct Las Vegas, NV	4.0	2.5	2000	$2,050	$1.02	15d	1	0.55mi
9343 Winebrook Ave Las Vegas, NV	3.0	2.5	2104	$1,895	$0.90	44d	1	0.55mi
9560 Greensburg Ave Las Vegas, NV	3.0	2.5	2135	$2,000	$0.94	44d	1	0.55mi
9584 Greensburg Ave Las Vegas, NV	3.0	2.5	2145	$2,050	$0.96	24d	1	0.56mi
9262 William Hill Ave Las Vegas, NV	3.0	2.5	1769	$1,900	$1.07	10d	1	0.59mi
8944 Rutherford Grove St Las Vegas, NV	3.0	2.5	1769	$2,000	$1.13	4d	1	0.59mi
9033 Quintessa Cove St Las Vegas, NV	3.0	2.5	1769	$1,925	$1.09	44d	1	0.60mi
197 Short Ruff Way Las Vegas, NV	3.0	2.5	1820	$1,950	$1.07	44d	1	0.61mi
9183 Vintage Wine Ave Las Vegas, NV	3.0	2.5	1935	$2,101	$1.09	15d	1	0.61mi
80 Island Course Ave Las Vegas, NV	3.0	2.5	1536	$2,050	$1.33	8d	1	0.62mi
9072 Cedar Door Ave Las Vegas, NV	4.0	3.0	1775	$2,200	$1.24	12d	1	0.64mi
232 Garden Trellis Ct Las Vegas, NV	4.0	3.0	1838	$2,500	$1.36	12d	1	0.64mi
232 Garden Trellis Ct Las Vegas, NV	4.0	3.0	1849	$2,500	$1.35	24d	1	0.64mi
9032 Rutherford Grove St Las Vegas, NV	3.0	2.5	1935	$1,955	$1.01	2d	1	0.66mi
254 Botanic Gardens Dr Las Vegas, NV	4.0	3.5	2227	$2,395	$1.08	4d	1	0.66mi
284 Trailing Putt Way Las Vegas, NV	3.0	2.5	1714	$2,600	$1.52	18d	1	0.68mi
446 Center Green Dr Las Vegas, NV	4.0	2.5	2119	$2,450	$1.16	44d	1	0.68mi
9070 Vintage Wine Ave Las Vegas, NV	4.0	2.5	2036	$2,200	$1.08	44d	1	0.70mi
285 Ladies Tee Ct Las Vegas, NV	3.0	2.5	1829	$2,195	$1.20	44d	1	0.70mi
173 Water Hazard Ln Las Vegas, NV	4.0	2.5	2119	$2,450	$1.16	16d	1	0.70mi

Listing history 19 events

1. 2026-06-18
   days on market $105,000 Active 23 DOM
2. 2026-06-17
   days on market $105,000 Active 22 DOM
3. 2026-06-16
   days on market $105,000 Active 21 DOM
4. 2026-06-15
   days on market $105,000 Active 20 DOM
5. 2026-06-13
   days on market $105,000 Active 18 DOM
6. 2026-06-09
   days on market $105,000 Active 14 DOM
7. 2026-06-08
   days on market $105,000 Active 13 DOM
8. 2026-06-08
   days on market $105,000 Active 12 DOM
9. 2026-06-03
   days on market $105,000 Active 8 DOM
10. 2026-06-02
    days on market $105,000 Active 7 DOM
11. 2026-06-01
    days on market $105,000 Active 6 DOM
12. 2026-05-31
    days on market $105,000 Active 5 DOM
13. 2026-05-26
    listed $105,000 Active
14. 2022-04-22
    price $2,195
15. 2022-01-20
    soldstatus $435,000 Closed 531-char remark

    Show marketing remark (531 chars)

    This is what you're looking for! Well-maintained newer home just built in 2016. 4 bedrooms on the low $400k's in a gated community! Open Floor plan with all tiles downstairs, includes a nice Island granite countertop, walk-in pantry, and updated dark cabinetry, Refrigerator washer and dryer included! The spacious primary bedroom has a walk-in closet plus a shower and tub in the master's bath. Good size backyard for your personal architectural design. Great southwest location in a gated community with less than $50 in HOA fee!

16. 2022-01-20
    soldstatus $435,000

    Show marketing remark (531 chars)

    This is what you're looking for! Well-maintained newer home just built in 2016. 4 bedrooms on the low $400k's in a gated community! Open Floor plan with all tiles downstairs, includes a nice Island granite countertop, walk-in pantry, and updated dark cabinetry, Refrigerator washer and dryer included! The spacious primary bedroom has a walk-in closet plus a shower and tub in the master's bath. Good size backyard for your personal architectural design. Great southwest location in a gated community with less than $50 in HOA fee!

17. 2021-12-16
    status Pending 531-char remark

    Show marketing remark (531 chars)

    This is what you're looking for! Well-maintained newer home just built in 2016. 4 bedrooms on the low $400k's in a gated community! Open Floor plan with all tiles downstairs, includes a nice Island granite countertop, walk-in pantry, and updated dark cabinetry, Refrigerator washer and dryer included! The spacious primary bedroom has a walk-in closet plus a shower and tub in the master's bath. Good size backyard for your personal architectural design. Great southwest location in a gated community with less than $50 in HOA fee!

18. 2021-12-05
    listed $415,990 Active 531-char remark

    Show marketing remark (531 chars)

    This is what you're looking for! Well-maintained newer home just built in 2016. 4 bedrooms on the low $400k's in a gated community! Open Floor plan with all tiles downstairs, includes a nice Island granite countertop, walk-in pantry, and updated dark cabinetry, Refrigerator washer and dryer included! The spacious primary bedroom has a walk-in closet plus a shower and tub in the master's bath. Good size backyard for your personal architectural design. Great southwest location in a gated community with less than $50 in HOA fee!

19. 2021-12-05
    historical $415,990 531-char remark

    Show marketing remark (531 chars)

    This is what you're looking for! Well-maintained newer home just built in 2016. 4 bedrooms on the low $400k's in a gated community! Open Floor plan with all tiles downstairs, includes a nice Island granite countertop, walk-in pantry, and updated dark cabinetry, Refrigerator washer and dryer included! The spacious primary bedroom has a walk-in closet plus a shower and tub in the master's bath. Good size backyard for your personal architectural design. Great southwest location in a gated community with less than $50 in HOA fee!

ⓘ 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: $4,055 · $338/mo
• Projected year-2 tax: $4,055 · $338/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,639
• − Mortgage interest: −$5,882
• − Property taxes: −$4,055
• − Insurance: −$525
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − Depreciation: −$3,055
• Taxable income: $8,020
• Est. tax owed @ 24.0%: −$1,925
• After-tax cash flow: $7,142/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 — Spring Valley

• Score: 70/100
• State rank: #28
• US rank: #8005

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring Valley, NV
• County: Clark County · 2,306,105 people
• City population: 251,006
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 55,969
• Household income: $74,985
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2729.0

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 0.76)
• Race & ethnicity: White 35% Hispanic / Latino 24% Asian 19% Black 14% Two or more races 13%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1% Cuban 2%
• Common ancestry: Romanian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 60% English-only · Spanish 16% Tagalog/Filipino 6% Chinese 5%

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: ▼ -162.78%
• Current HPI: 269.3557
• Rent YoY: ▲ 1.22%
• 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

-74.8% since first listed

7 events — show timeline

• 2026-05-26 Listed $105,000 FSBO.com
• 2022-04-22 Price Changed $2,195 RENT.
• 2022-01-20 Sold (Public Records) $435,000 Public Records
• 2022-01-20 Sold (MLS) $435,000 GLVAR
• 2021-12-16 Pending — GLVAR
• 2021-12-05 Listed $415,990 GLVAR
• 2021-12-05 Coming Soon $415,990 GLVAR

Property tax history

+5.7%/yr

Latest (2025): $4,055 · +6.1% YoY. Source: county tax records.