401 N Lamb Blvd Unit B · Las Vegas, NV 89110

$125,000

1 bd · 1.0 ba · 599 sqft · Townhouse public records · 79 Days on market

Built 1981 871 sqft lot $240/mo HOA · 20% of rent

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Why this score? — see what drove the D 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 +12.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully upgraded 1 bedroom home. This is a great property that features a desirable open floor plan, great kitchen with granite countertops, new paint, new LVP wood flooring, granite in the bathroom, new carpet, perfect for you to call home! Don't miss this opportunity.

Key facts

• $240 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $-20 ($-241/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (3.5% below list).
• Recommended offer: $118k (6.0% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $864 of loan paydown is wiped out by about $4k 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 79 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask has dropped $17k (12%) 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% 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. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.97% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 8.6

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: -18.9%
• Equity multiple: 0.35×
• Total profit: $-22,914
• Equity at exit: $18,638

10-year hold

• IRR: -14.3%
• Equity multiple: 0.23×
• Total profit: $-27,114
• Equity at exit: $10,808

Cash invested: $35,000 (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 89110

• Rents YoY: 1.8%
• Active inventory: 260
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,206 high
• Mortgage (P&I): −$656
• Tax from tax record: −$26 /mo · $306/yr
• Insurance: −$52
• HOA: −$240
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-20

Break-even live

Break-even rent $1,232

Max offer price $121,447

Occupancy floor 97%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 N Lamb Blvd Las Vegas, NV	1.0	1.0	599	$1,000	$1.67	44d	1	0.05mi
429 N Lamb Blvd Las Vegas, NV	1.0	1.0	599	$1,500	$2.50	44d	1	0.08mi
425 N Lamb Blvd Las Vegas, NV	1.0	1.0	599	$1,500	$2.50	44d	1	0.10mi
457 N Lamb Blvd Unit B Las Vegas, NV	1.0	1.0	599	$1,000	$1.67	20d	1	0.18mi
4220 Stewart Ave Las Vegas, NV	1.0	1.0	550	$940	$1.71	44d	1	0.22mi
4521 E Bonanza Rd Las Vegas, NV	1.0–2.0	1.0–2.0	897	$1,144	$1.27	2d	14	0.43mi
4000 E Bonanza Rd Las Vegas, NV	1.0–2.0	1.0–2.0	850	$1,333	$1.57	3d	7	0.63mi
628 Triest Ct Apt D Las Vegas, NV	2.0	1.0	731	$950	$1.30	8d	1	0.63mi
4700 E Charleston Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	935	$950	$1.02	24d	15	0.69mi
451 N Nellis Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	943	$1,201	$1.27	20d	13	0.91mi
917 Bridgewater St Las Vegas, NV	2.0	1.0	749	$1,050	$1.40	44d	1	1.03mi
3700 E Bonanza Rd Las Vegas, NV	1.0–2.0	1.0–2.0	850	$925	$1.09	2d	8	1.07mi
346 Sturgeon Ln Las Vegas, NV	1.0–3.0	1.0–2.0	862	$1,050	$1.22	2d	13	1.25mi
5250 Stewart Ave Las Vegas, NV	1.0–3.0	1.0–2.0	928	$1,020	$1.10	2d	51	1.25mi
1492 N Lamb Blvd Las Vegas, NV	1.0–2.0	1.0	739	$1,369	$1.85	2d	9	1.35mi
1001 N Pecos Rd Las Vegas, NV	1.0–3.0	1.0–2.0	875	$975	$1.11	3d	7	1.47mi

HOA detail

• Monthly dues: $240 · $2,880/yr

Listing history 45 events

1. 2026-06-18
   days on market $125,000 Active 79 DOM
2. 2026-06-18
   price $125,000 Active 78 DOM
3. 2026-06-17
   days on market $127,000 Active 78 DOM
4. 2026-06-16
   days on market $127,000 Active 77 DOM
5. 2026-06-15
   days on market $127,000 Active 76 DOM
6. 2026-06-13
   days on market $127,000 Active 74 DOM
7. 2026-06-09
   days on market $127,000 Active 70 DOM
8. 2026-06-08
   days on market $127,000 Active 69 DOM
9. 2026-06-07
   pricedays on market $127,000 Active 68 DOM
10. 2026-06-03
    days on market $132,000 Active 64 DOM
11. 2026-06-02
    days on market $132,000 Active 63 DOM
12. 2026-06-01
    days on market $132,000 Active 62 DOM
13. 2026-05-31
    days on market $132,000 Active 61 DOM
14. 2026-05-07
    price $132,000 274-char remark

    Show marketing remark (274 chars)

    Beautifully upgraded 1 bedroom home. This is a great property that features a desirable open floor plan, great kitchen with granite countertops, new paint, new LVP wood flooring, granite in the bathroom, new carpet, perfect for you to call home! Don't miss this opportunity.

15. 2026-04-23
    price $137,000 274-char remark

    Show marketing remark (274 chars)

    Beautifully upgraded 1 bedroom home. This is a great property that features a desirable open floor plan, great kitchen with granite countertops, new paint, new LVP wood flooring, granite in the bathroom, new carpet, perfect for you to call home! Don't miss this opportunity.

16. 2026-03-31
    listed $142,000 Active 274-char remark

    Show marketing remark (274 chars)

    Beautifully upgraded 1 bedroom home. This is a great property that features a desirable open floor plan, great kitchen with granite countertops, new paint, new LVP wood flooring, granite in the bathroom, new carpet, perfect for you to call home! Don't miss this opportunity.

17. 2026-03-23
    historical
18. 2026-03-19
    price $142,000
19. 2026-03-05
    price $146,000
20. 2026-02-19
    price $150,000
21. 2026-02-05
    price $155,000
22. 2026-01-15
    listed $161,000 Active
23. 2026-01-02
    soldstatus $123,700
24. 2022-09-01
    soldstatus $129,000 Closed
25. 2022-09-01
    soldstatus $129,000
26. 2022-08-05
    status Pending
27. 2022-08-04
    price $129,000
28. 2022-07-24
    listed $140,000 Active
29. 2022-07-01
    soldstatus $125,600
30. 2020-05-11
    soldstatus $69,500 Closed
31. 2020-05-11
    soldstatus $64,500
32. 2020-04-29
    historical Active Under Contract
33. 2020-04-25
    price $69,000
34. 2020-04-24
    status Active
35. 2020-04-22
    historical Active Under Contract
36. 2020-04-17
    status Pending
37. 2020-03-28
    listed $72,000 Active
38. 2017-05-01
    soldstatus $42,000 Sold
39. 2017-04-30
    status Pending
40. 2017-04-17
    historical Contingent Offer
41. 2017-02-21
    status Active
42. 2017-02-15
    historical Contingent Offer
43. 2017-01-31
    listed $44,500 Active
44. 1991-06-19
    soldstatus $41,904
45. 1986-12-11
    soldstatus $35,830

ⓘ 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: $306 · $26/mo
• Projected year-2 tax: $738 · $61/mo
• Expected delta: +$431/yr (+$36/mo · 140.8%)

ⓘ 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 · 17 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: $14,476
• − Mortgage interest: −$7,002
• − Property taxes: −$306
• − Insurance: −$625
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − HOA: −$2,880
• − Depreciation: −$3,636
• Taxable loss: −$2,290
• Est. tax savings @ 24.0%: +$550
• After-tax cash flow: $308/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): 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

+268.4% since first listed

32 events — show timeline

• 2026-05-07 Price Changed $132,000 GLVAR
• 2026-04-23 Price Changed $137,000 GLVAR
• 2026-03-31 Listed $142,000 GLVAR
• 2026-03-23 Listing Removed — GLVAR
• 2026-03-19 Price Changed $142,000 GLVAR
• 2026-03-05 Price Changed $146,000 GLVAR
• 2026-02-19 Price Changed $150,000 GLVAR
• 2026-02-05 Price Changed $155,000 GLVAR
• 2026-01-15 Listed $161,000 GLVAR
• 2026-01-02 Sold (Public Records) $123,700 Public Records
• 2022-09-01 Sold (Public Records) $129,000 Public Records
• 2022-09-01 Sold (MLS) $129,000 GLVAR
• 2022-08-05 Pending — GLVAR
• 2022-08-04 Price Changed $129,000 GLVAR
• 2022-07-24 Listed $140,000 GLVAR
• 2022-07-01 Sold (Public Records) $125,600 Public Records
• 2020-05-11 Sold (Public Records) $64,500 Public Records
• 2020-05-11 Sold (MLS) $69,500 GLVAR
• 2020-04-29 Contingent — GLVAR
• 2020-04-25 Price Changed $69,000 GLVAR
• 2020-04-24 Relisted — GLVAR
• 2020-04-22 Contingent — GLVAR
• 2020-04-17 Pending — GLVAR
• 2020-03-28 Listed $72,000 GLVAR
• 2017-05-01 Sold (MLS) $42,000 GLVAR
• 2017-04-30 Pending — GLVAR
• 2017-04-17 Contingent — GLVAR
• 2017-02-21 Relisted — GLVAR
• 2017-02-15 Contingent — GLVAR
• 2017-01-31 Listed $44,500 GLVAR
• 1991-06-19 Sold (Public Records) $41,904 Public Records
• 1986-12-11 Sold (Public Records) $35,830 Public Records

Property tax history

-3.0%/yr

Latest (2025): $306 · +2.1% YoY. Source: county tax records.