1500 Cindy Ln · Boulder City, NV 89005

$21,000

2 bd · 1.0 ba · 1,000 sqft · Other · 1 Days on market

Built 1969

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Senior park, walk to downtown Boulder City NV, great fenced lot, new HVAC system, $660 space rent , irrigation system. Newer addition with laundry room .

Key facts

• Laundry room
• Walk to downtown
• Newer addition

Tags

• WALK TO DOWNTOWN
• FENCED LOT
• NEW HVAC SYSTEM
• IRRIGATION SYSTEM
• NEWER ADDITION
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $21k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $21k).

Location & tenants

• Location reads 70/100 on livability (#26 in NV) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A; Watch: health & safety C-, amenities D, commute 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.
• Zoned schools: Mitchell Andrew Es (386 students, 100% FRL); Garrett Elton M Jhs (math 27% / reading 45%, grade F, #28 of 109 statewide, top 28%, 380 students, 100% FRL); Boulder City Hs (math 27% / reading 57%, grade F, #35 of 131 statewide, top 28%, 665 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.2%/yr); 169 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $145 of loan paydown is wiped out by about $630 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 + 5.2% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $21,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 7.36% ✓
• Cap rate: 67.79%
• Cash-on-cash: 219.65%
• DSCR: 10.77
• GRM: 1.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.21% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.68×
• Total profit: $68,682
• Equity at exit: $3,131

10-year hold

• IRR: —
• Equity multiple: 28.76×
• Total profit: $163,254
• Equity at exit: $1,816

Cash invested: $5,880 (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 89005

• Rents YoY: 5.2%
• Active inventory: 169
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,546 high
• Mortgage (P&I): −$110
• Tax est. 1.5%: −$26 /mo · $315/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $1,076

Break-even live

Break-even rent $184

Max offer price $21,000

Occupancy floor 25%

Sensitivity live

Price	-10% $1,091	-5% $1,084	+0% $1,076	+5% $1,069	+10% $1,062
Rent	-10% $954	-5% $1,015	+0% $1,076	+5% $1,137	+10% $1,198
Rate	-1.0pp $1,087	-0.5pp $1,082	base $1,076	+0.5pp $1,071	+1.0pp $1,065

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: $5,250
• Closing costs: $630
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
524 Fir St Boulder City, NV	2.0	2.0	896	$1,250	$1.40	45d	1	0.30mi
1312 Monterey Dr Boulder City, NV	2.0	2.0	860	$1,375	$1.60	45d	1	0.46mi
1309 Coronado Dr Boulder City, NV	2.0	2.0	1440	$1,675	$1.16	0d	1	0.46mi
1309 Coronado Dr Boulder City, NV	2.0	2.0	1440	$1,795	$1.25	6d	1	0.46mi
1303 Darlene Way Unit 402B Boulder City, NV	2.0	1.5	897	$1,275	$1.42	45d	1	0.47mi
632 5th St Unit B Boulder City, NV	2.0	1.0	1444	$1,200	$0.83	14d	1	0.66mi
1320 Georgia Ave Unit A Boulder City, NV	2.0	2.0	843	$1,195	$1.42	25d	1	0.66mi
1201 Avenue I Boulder City, NV	2.0	2.0	1050	$1,850	$1.76	22d	1	0.66mi
701 Capri Dr Unit 11B Boulder City, NV	2.0	2.0	1044	$1,595	$1.53	19d	1	0.68mi
1533 Franklin Ln Boulder City, NV	3.0	2.0	1326	$2,300	$1.73	45d	1	0.68mi
1535 Franklin Ln Boulder City, NV	3.0	2.0	1393	$2,250	$1.62	4d	1	0.69mi
1326 Georgia Ave Unit 2 Boulder City, NV	2.0	2.0	870	$1,400	$1.61	45d	1	0.70mi
701 Capri Dr Boulder City, NV	2.0	2.0	1293	$1,498	$1.16	45d	1	0.71mi
1328 Georgia Ave Unit B Boulder City, NV	2.0	2.0	843	$1,495	$1.77	6d	1	0.72mi
1330 Georgia Ave Boulder City, NV	2.0	2.0	984	$1,602	$1.63	14d	1	0.73mi
1586 Tilman Ln Boulder City, NV	3.0	2.0	1326	$2,000	$1.51	16d	1	0.76mi
14 Valley View Ln Boulder City, NV	1.0	1.0	721	$1,395	$1.93	24d	1	0.78mi
805 Utah St Unit 110 Boulder City, NV	2.0	2.0	700	$1,250	$1.79	14d	1	0.81mi
805 Utah St Unit 102 Boulder City, NV	2.0	2.0	700	$1,250	$1.79	45d	1	0.82mi
1294 Potosi St Boulder City, NV	2.0	2.0	1198	$1,695	$1.41	12d	1	1.15mi
1294 Potosi St Boulder City, NV	2.0	2.0	1198	$1,695	$1.41	25d	1	1.15mi
100 Harbor View Dr Boulder City, NV	2.0	2.0	1245	$1,750	$1.41	6d	1	1.31mi
232 Morgyn Ln #4 Boulder City, NV	2.0	2.0	1342	$1,750	$1.30	45d	1	1.43mi
237 Garrett Ln #6 Boulder City, NV	2.0	2.0	1430	$1,890	$1.32	6d	1	1.46mi

Listing history 1 events

1. 2026-05-26
   listed $21,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 15 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: $18,553
• − Mortgage interest: −$1,176
• − Property taxes: −$315
• − Insurance: −$105
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$611
• Taxable income: $13,377
• Est. tax owed @ 24.0%: −$3,211
• After-tax cash flow: $9,705/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 — Boulder City

• Score: 70/100
• State rank: #26
• US rank: #7332

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boulder City, NV
• County: Clark County · 2,306,105 people
• City population: 14,962
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 14,962
• Household income: $74,375
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 395.0

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 White (85%)
• Race & ethnicity: White 85% Two or more races 8% Hispanic / Latino 8% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 3% Portuguese 3% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% Other Indo-European 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: ▼ -298.73%
• Current HPI: 241.5659
• Rent YoY: ▲ 5.21%
• 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

1 event — show timeline

• 2026-05-26 Listed $21,000 FSBO.com