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5245 Golden Ln Fourplex
C Composite 58.8
Why this score? — see what drove the C 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 +20.2/30.0
  • ARV discount +15.0/15.0
  • DSCR +6.4/10.0
  • 1% rule +5.3/10.0
  • Schools +3.8/10.0
  • Livability +3.8/5.0
  • Condition / age +2.2/5.0
  • Rent growth +2.0/5.0
  • Appreciation +0.0/10.0

$586,000

5245 Golden Ln · Paradise, NV 89119
9 bd · 8.0 ba · 3,844 sqft · MultiFamily · 101 Days on market
Built 1977 Fair condition 4,137 sqft lot $152/sqft · 24% below area Est $770k · 24% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Multi-family units

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

Listing remarks MLS

Great Opportunity for an Investor or an Owner to Occupy. All units have a garage with washer/dryer hook-ups. . Common Interest Community amenities include large community pool & guard gate community entrance. Tremendous central location. Parkway Villas is just minutes from the Airport, UNLV and The Strip. All Units are currently month to month. Unit B (2bed/2bath) is currently in need of some interior updates, see photos.

Key facts

  • Community pool
  • Prime location
  • 4,137 sq ft lot

Tags

COMMUNITY POOLPROVEN RENTAL HISTORYPRIME LOCATION

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 4 × 2-bed/1-bath units multifamily listed at $586k. Condition is rated fair.
  • This rent per unit runs 39% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

  • At list price, monthly cash flow is $738 ($9k/yr) — positive. Per door: $184/mo.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($6k rent vs $586k).
  • Recommended offer: $533k (9.0% below list) — sets the bar for market timing.
  • Cap rate 7.8% vs local median 3.5% in Paradise — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

  • Location reads 76/100 on livability (#10 in NV, #3,494 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A-, cost of living B; Watch: employment D+, crime D-.
  • 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.
  • Zoned schools: Ward Gene Es (math 6% / reading 17%, grade F, #378 of 402 statewide, top 95%, 612 students, 100% FRL); Cannon Helen C Jhs (math 8% / reading 26%, grade F, #87 of 109 statewide, top 82%, 746 students, 100% FRL); Del Sol Academy of Performing Arts Hs (math 10% / reading 33%, grade F, #91 of 131 statewide, top 70%, 2,511 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
  • Zoned-school proficiency averages 17% at this address vs 30% district-wide (-13 pts) — the specific schools serving this property underperform the Clark County School District average; the district grade overstates school quality for this exact location.
  • Market conditions: Rents soft (-1.8%/yr); 262 active listings in the ZIP; 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 $4k of loan paydown is wiped out by about $18k 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 101 days — a 9% lower offer ($533k) is reasonable based on typical stale-listing flexibility.
  • 2 sale attempts 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

  • 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 $533,260 (9.0% below list)

Questions for the listing agent

  1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
  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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
  5. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
  6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  8. 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?
  9. 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?
  10. 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.
  11. 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.
  12. 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
1.03% ✓
Cap rate
7.80%
Cash-on-cash
5.40%
DSCR
1.24
GRM
8.1

CMA / ARV

ARV (median comp)
$770,434
List price
$586,000
Delta
-23.29%
Verdict
UNDERPRICED
Comps
6 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
5188 Greene Ln 0.09mi 7/— (-2) 3,844 (0%) 49mo $610,000 $159 66
5336 Mancos Ct 0.19mi 8/— (-1) 3,870 (+1%) 44mo $599,000 $155 65
5105 Golden Ln 0.20mi 7/— (-2) 3,844 (0%) 39mo $605,000 $157 61
5127 Garden Ln 0.18mi 7/— (-2) 3,648 (-5%) 48mo $595,000 $163 53
1294 E Hacienda Ave 0.19mi 9/— 4,432 (+15%) 51mo $665,000 $150 46
4630 Koval Ln 1.54mi 9/6.0 4,868 (+27%) 3mo $470,000 $97 30
485 Kolson Cir 1.88mi 8/— (-1) 3,528 (-8%) 59mo $405,000 $115 26
1700 Rawhide St 0.58mi 8/4.5 (-1) 2,998 (-22%) 38mo $725,000 $242 9
4563 Coachman Cir 1.14mi 7/4.0 (-2) 3,455 (-10%) 44mo $715,000 $207 8
785 Northrop Ave 1.74mi 9/4.0 3,100 (-19%) 26mo $553,000 $178 4
5120 Evaline St 1.22mi 8/5.0 (-1) 4,399 (+14%) 49mo $585,000 $133 4
520 Albert Ave 1.72mi 8/4.0 (-1) 2,924 (-24%) 30mo $635,000 $217 0

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold
IRR
-11.4%
Equity multiple
0.60×
Total profit
$-65,642
Equity at exit
$87,375
10-year hold
IRR
-7.2%
Equity multiple
0.60×
Total profit
$-64,923
Equity at exit
$50,667

Cash invested: $164,080 (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 89119

Rents YoY
-1.8%
Active inventory
262
Price-to-rent
32.2×

Monthly cashflow live

Estimated rent
$6,060 high interval (Pro) →
Mortgage (P&I)
−$3,073
Tax est. 1.5%
−$732 /mo · $8,790/yr
Insurance
−$244
HOA
−$0
Vacancy / Maint / Mgmt
−$1,273
Net cashflow
$738

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

UnitsBedsBathsEst. rent
Total (4 units) $6,060

Break-even live

Break-even rent $5,126
Max offer price $586,000
Occupancy floor 83%

Sensitivity live

Price -10% $1,143 -5% $940 +0% $738 +5% $535 +10% $333
Rent -10% $259 -5% $498 +0% $738 +5% $977 +10% $1,216
Rate -1.0pp $1,033 -0.5pp $887 base $738 +0.5pp $586 +1.0pp $431

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
$146,500
Closing costs
$17,580
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 28 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
4600 S Swenson St Las Vegas, NV 1.0 1.0 — $1,800 — 93d 1 0.37mi
5272 Tamarus St Las Vegas, NV 2.0 2.0 1200 $1,912 $1.59 93d 6 0.39mi
5187 Caliente St #96 Las Vegas, NV 2.0 2.0 994 $1,595 $1.60 93d 1 0.49mi
5045 Spencer St Unit B Las Vegas, NV 2.0 1.5 828 $1,610 $1.94 93d 1 0.63mi
1635 E Tropicana Ave Las Vegas, NV 3.0 1.0–3.0 832 $2,091 $2.51 9d 67 0.63mi
4700 S Maryland Pkwy Las Vegas, NV 1.0 1.0 409 $1,382 $3.37 93d 48 0.67mi
1577 Elizabeth Ave #1 Las Vegas, NV 2.0 2.0 1064 $1,600 $1.50 93d 1 0.71mi
1481 Lorilyn Ave #4 Las Vegas, NV 1.0 1.0 792 $1,835 $2.32 93d 1 0.76mi
4801 Spencer St Las Vegas, NV 1.0–3.0 1.0–2.0 1072 $1,548 $1.44 93d 14 0.81mi
2085 Wagonwheel Ave Las Vegas, NV 3.0 2.0 1393 $2,075 $1.49 13d 1 0.99mi
2102 E Russell Rd Las Vegas, NV 3.0 2.0 1418 $2,150 $1.52 64d 1 1.01mi
2269 McCoig Ave Las Vegas, NV 3.0 2.0 1686 $2,592 $1.54 73d 1 1.02mi
5055 Jeffreys St Las Vegas, NV 1.0–2.0 1.0–2.0 750 $1,444 $1.93 9d 13 1.02mi
2348 Florence Ave Las Vegas, NV 3.0 2.0 1487 $1,951 $1.31 18d 1 1.06mi
5068 Jeffreys St #202 Las Vegas, NV 2.0 2.0 1000 $1,350 $1.35 36d 1 1.10mi
5064 Jeffreys St #201 Las Vegas, NV 2.0 2.0 1000 $1,300 $1.30 73d 1 1.10mi
5064 Jeffreys St #201 Las Vegas, NV 2.0 2.0 1000 $1,325 $1.32 18d 1 1.10mi
4386 Caliente St Las Vegas, NV 2.0 2.0 1137 $1,679 $1.48 93d 1 1.18mi
2426 Paradise Village Way Las Vegas, NV 3.0 2.0 1430 $1,360 $0.95 28d 1 1.20mi
1061 E Flamingo Rd Las Vegas, NV 1.0–2.0 1.0–2.0 967 $2,203 $2.28 64d 35 1.36mi
2568 Paradise Village Way Las Vegas, NV 2.0 1.0 920 $1,275 $1.39 53d 1 1.38mi
2220 Pine Breeze Ln #101 Las Vegas, NV 1.0 1.0 758 $1,100 $1.45 57d 1 1.39mi
4440 Woodpine Dr #108 Las Vegas, NV 3.0 3.0 1405 $1,645 $1.17 69d 1 1.39mi
4674 Monterey Cir #1 Las Vegas, NV 2.0 1.0 1000 $1,750 $1.75 93d 1 1.40mi
2191 Pinetop Ln #105 Las Vegas, NV 3.0 2.0 1552 $2,000 $1.29 93d 1 1.42mi
4775 Topaz St Las Vegas, NV 1.0–3.0 1.0–2.0 1022 $1,248 $1.22 13d 8 1.43mi
2180 Pinetop Ln #106 Las Vegas, NV 2.0 1.0 827 $1,050 $1.27 16d 1 1.43mi
2180 Pinetop Ln #106 Las Vegas, NV 2.0 1.0 827 $1,050 $1.27 13d 1 1.43mi

Property features AI

Finance

Financial info
Tenant pays electricityRents by unit type: 4-bed units listed around $900, 3-bed units around $1,550, 2-bed units around $1,100, studio around $900
HOA & community
Community amenities include landscaping, pool, and guard

Exterior

Security
Guarded community
Utilities
Public waterPublic sewerElectric service (no photovoltaics)
Home design
Fourplex (multifamily building)2 storiesResale property
Construction
Stucco exteriorComposition and shingle roof
Exterior features
LandscapingPoolGuarded community

Interior

Kitchen
OvenRangeRefrigerator
Bedrooms
Four 4-bedroom unitsOne 3-bedroom unitOne 2-bedroom unitOne studio unit
Flooring
CarpetHardwood
Bathrooms
Units include 1 full bathroom (studio and some 4-bed units) and units with 2 or 4 full bathrooms depending on unit type
Heating & cooling
Central heating (electric)Central air conditioning
Interior features
UnfurnishedCeiling fan(s)
Laundry & utility
Washer hookupDryer hookup

Listing history 50 events

  1. 2026-08-08
    days on market $586,000 Active 101 DOM
  2. 2026-08-07
    pricedays on market $586,000 Active 100 DOM
  3. 2026-08-06
    days on market $591,000 Active 99 DOM
  4. 2026-08-05
    days on market $591,000 Active 98 DOM
  5. 2026-08-04
    days on market $591,000 Active 97 DOM
  6. 2026-08-03
    days on market $591,000 Active 96 DOM
  7. 2026-07-31
    days on market $591,000 Active 93 DOM
  8. 2026-07-30
    days on market $591,000 Active 92 DOM
  9. 2026-07-30
    days on market $591,000 Active 91 DOM
  10. 2026-07-28
    pricedays on market $591,000 Active 90 DOM
  11. 2026-07-26
    days on market $596,000 Active 88 DOM
  12. 2026-07-24
    days on market $596,000 Active 86 DOM
  13. 2026-07-23
    days on market $596,000 Active 85 DOM
  14. 2026-07-22
    days on market $596,000 Active 84 DOM
  15. 2026-07-21
    days on market $596,000 Active 83 DOM
  16. 2026-07-20
    days on market $596,000 Active 82 DOM
  17. 2026-07-18
    days on market $596,000 Active 79 DOM
  18. 2026-07-16
    days on market $596,000 Active 78 DOM
  19. 2026-07-15
    days on market $596,000 Active 77 DOM
  20. 2026-07-14
    days on market $596,000 Active 76 DOM
  21. 2026-07-13
    days on market $596,000 Active 75 DOM
  22. 2026-07-13
    days on market $596,000 Active 74 DOM
  23. 2026-07-11
    days on market $596,000 Active 73 DOM
  24. 2026-07-09
    days on market $596,000 Active 71 DOM
  25. 2026-07-07
    days on market $596,000 Active 69 DOM
  26. 2026-07-06
    days on market $596,000 Active 68 DOM
  27. 2026-07-05
    days on market $596,000 Active 67 DOM
  28. 2026-07-03
    days on market $596,000 Active 65 DOM
  29. 2026-07-02
    days on market $596,000 Active 64 DOM
  30. 2026-07-01
    days on market $596,000 Active 63 DOM
  31. 2026-06-30
    days on market $596,000 Active 62 DOM
  32. 2026-06-29
    days on market $596,000 Active 61 DOM
  33. 2026-06-28
    days on market $596,000 Active 60 DOM
  34. 2026-06-27
    days on market $596,000 Active 59 DOM
  35. 2026-06-27
    days on market $596,000 Active 58 DOM
  36. 2026-06-25
    days on market $596,000 Active 56 DOM
  37. 2026-06-22
    days on market $596,000 Active 54 DOM
  38. 2026-06-21
    days on market $596,000 Active 53 DOM
  39. 2026-06-18
    days on market $596,000 Active 50 DOM
  40. 2026-06-17
    pricedays on market $596,000 Active 49 DOM
  41. 2026-06-16
    days on market $601,000 Active 48 DOM
  42. 2026-06-15
    days on market $601,000 Active 47 DOM
  43. 2026-06-13
    days on market $601,000 Active 45 DOM
  44. 2026-06-09
    days on market $601,000 Active 41 DOM
  45. 2026-06-08
    days on market $601,000 Active 40 DOM
  46. 2026-06-07
    days on market $601,000 Active 39 DOM
  47. 2026-06-03
    days on market $601,000 Active 35 DOM
  48. 2026-06-02
    days on market $601,000 Active 34 DOM
  49. 2026-06-01
    days on market $601,000 Active 33 DOM
  50. 2026-05-31
    days on market $601,000 Active 32 DOM

ⓘ 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

  • 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
  • 🔥 Wildfire 1/10 Low
  • 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
  • 💨 Wind 1/10 Low
  • 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$72,720
− Mortgage interest
−$32,825
− Property taxes
−$8,790
− Insurance
−$2,930
− Repairs & maintenance
−$5,818
− Management
−$5,818
− Depreciation
−$17,047
Taxable loss
−$508
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$122
After-tax cash flow
$8,974/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 · 12 photos

Fair 45/100 Moderate rehab Est. rehab $96,100–$172,980 screening

This four-plex presents a fair condition with moderate repairs needed, primarily in the kitchen and bathrooms. Updates to these areas would significantly increase its resale and rental value.

Repairs flagged

  • Major kitchen cabinets — dated and worn
  • Major kitchen countertops — dated and worn
  • Major kitchen appliances — dated and worn
  • Major bathroom fixtures — dated and worn
  • Major bathroom tile — dated and worn

Value-add opportunities

  • Both update kitchen cabinets, countertops, and appliances — modernizing the kitchen would appeal to both buyers and renters ↑
  • Both update bathroom fixtures and tile — modernizing the bathrooms would appeal to both buyers and renters ↑
  • Both paint interior walls — fresh paint would improve the overall appearance and appeal ↑
  • Both replace blinds — new blinds would improve the curb appeal and interior aesthetics ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Ward Gene Es F NV #378/402 Nat'l #38,389/41,679 Middle Cannon Helen C Jhs F NV #87/109 Nat'l #12,279/14,009 High College Of So Nv Hs West A NV #2/131 Nat'l #704/17,239

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
B Composite livability gradescore 76/100

Livability — Paradise

Score
76/100
State rank
#10
US rank
#3494

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place
Paradise, NV
County
Clark County · 2,504,101 people
City population
227,885
Metro
Las Vegas-Henderson-Paradise, NV
Population (ZIP)
50,196
Household income
$46,960
Rent vs Own
77.2% rent · 22.8% own
Severe rent burden
16% of renters

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 0.74)
Race & ethnicity
Hispanic / Latino 38% White 29% Two or more races 18% Black 13% Asian 11%
Hispanic origin (detail)
Mexican 23% Puerto Rican 1% Cuban 4%
Common ancestry
Romanian 2% Lithuanian 1% Scotch-Irish 1%
Foreign-born
31% · Canada, China, Jamaica
Languages at home
57% English-only · Spanish 29% Tagalog/Filipino 6% Other Indo-European 3%

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
—

Price history

-0.5% since first listed
5 events — show timeline
  • 2026-06-16 Price Changed $596,000 GLVAR
  • 2026-04-29 Listed $601,000 GLVAR
  • 2025-05-08 Sold (MLS) $610,000 GLVAR
  • 2025-04-08 Pending — GLVAR
  • 2025-03-27 Listed $599,000 GLVAR

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…