555 Highland Dr · Mesquite, NV 89027

$118,000

1 bd · 1.0 ba · 575 sqft · MultiFamily · 7 Days on market

Built 1999

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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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

All Utilities included in HOA, Completely Furnished. New TV mounted, Newly renovated roll-in bathroom shower. 2 pools, Waterfall, Tennis court, Fitness room, 2 Laundry rooms. Keyless entry. Conference rooms, Nice Restaurant literally down the hall. Friendly staff.

Key facts

• 2 laundry rooms
• Tennis court
• Waterfall

Tags

• COMPLETELY FURNISHED
• 2 POOLS
• WATERFALL
• TENNIS COURT
• FITNESS ROOM
• 2 LAUNDRY ROOMS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath multifamily listed at $118k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).

Location & tenants

• Location reads 77/100 on livability (#5 in NV, #2,968 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: schools 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.
• Market conditions: 102 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $816 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Recommended offer $118,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.17% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.97%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,611
• Equity at exit: $17,594

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $21,202
• Equity at exit: $10,202

Cash invested: $33,040 (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 89027

• Home prices YoY: -18.3%
• Active inventory: 102
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,380 high
• Mortgage (P&I): −$619
• Tax est. 1.5%: −$148 /mo · $1,770/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $275

Break-even live

Break-even rent $1,032

Max offer price $118,000

Occupancy floor 75%

Sensitivity live

Price	-10% $356	-5% $315	+0% $275	+5% $234	+10% $193
Rent	-10% $166	-5% $220	+0% $275	+5% $329	+10% $384
Rate	-1.0pp $334	-0.5pp $305	base $275	+0.5pp $244	+1.0pp $213

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
555 Highland Dr Mesquite, NV	1.0	1.0	581	$1,425	$2.45	44d	2	0.03mi
261 Sunvalley Dr Mesquite, NV	1.0–2.0	1.0–2.0	730	$900	$1.23	2d	10	0.83mi
580 Mesa Blvd Mesquite, NV	1.0	1.0	390	$1,050	$2.69	2d	13	0.87mi
260 E Mesquite Blvd Mesquite, NV	—	1.0	540	$1,295	$2.40	2d	1	0.90mi
100 N Grapevine Rd Mesquite, NV	—	1.0	450	$900	$2.00	2d	1	0.93mi

Listing history 5 events

1. 2026-06-16
   days on market $118,000 Active 7 DOM
2. 2026-06-15
   days on market $118,000 Active 6 DOM
3. 2026-06-13
   days on market $118,000 Active 4 DOM
4. 2026-06-10
   remarks 264-char remark
5. 2026-06-10
   listed $118,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,558
• − Mortgage interest: −$6,610
• − Property taxes: −$1,770
• − Insurance: −$590
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$3,433
• Taxable income: $1,506
• Est. tax owed @ 24.0%: −$361
• After-tax cash flow: $2,934/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 — Mesquite

• Score: 77/100
• State rank: #5
• US rank: #2968

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mesquite, NV
• County: Clark County · 2,306,105 people
• City population: 18,967
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 18,967
• Household income: $71,574
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 410.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 27% Two or more races 13% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Slovak 3% Portuguese 3% Lithuanian 2%
• Foreign-born: 14% · Canada
• Languages at home: 77% English-only · Spanish 20% Tagalog/Filipino 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: ▼ -50.54%
• Current HPI: 225.3137
• Rent YoY: —
• 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

+8976.9% since first listed

3 events — show timeline

• 2026-06-09 Listed $118,000 FSBO.com
• 2024-09-11 Rental Removed $1,300 APPFOLIO
• 2024-06-18 Listed for Rent $1,300 APPFOLIO