4135 Comb Cir · Sunrise Manor, NV 89104

$140,000

3 bd · 1.5 ba · 1,058 sqft · SingleFamily public records · 12 Days on market

Built 1972 6,970 sqft lot

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +2.9/5.0
• 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 home is not for the lighthearted Flipper / Investor. Opportunity to Purchase and Rehab this Single Story, 3 Bedroom Home Situated on a Cul-De-Sac with a Large Lot. Great​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ Opportunity!!!

Key facts

• 6,970 sq ft lot
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).

Location & tenants

• Location reads 58/100 on livability (#83 in NV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, 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 (+1.2%/yr); 145 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 35% of the median local income ($52k/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 $968 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 4y 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

• 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 $140,000

Questions for the listing agent

1. Built in 1972 — 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 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?
4. 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?
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: 1.07% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.11%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.18% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-4,407
• Equity at exit: $20,874

10-year hold

• IRR: 4.7%
• Equity multiple: 1.32×
• Total profit: $12,357
• Equity at exit: $12,105

Cash invested: $39,200 (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 89104

• Rents YoY: 1.2%
• Active inventory: 145
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,504 high
• Mortgage (P&I): −$734
• Tax from tax record: −$66 /mo · $787/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $330

Break-even live

Break-even rent $1,086

Max offer price $140,000

Occupancy floor 73%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3601 E Wyoming Ave Unit 46 Las Vegas, NV	2.0	2.0	960	$1,749	$1.82	44d	1	0.58mi
3601 E Wyoming Ave Unit 411 Las Vegas, NV	2.0	2.0	896	$1,729	$1.93	44d	1	0.58mi
3601 E Wyoming Ave Unit 236 Las Vegas, NV	2.0	2.0	924	$1,399	$1.51	11d	1	0.59mi
3601 E Wyoming Ave Spc 526 Las Vegas, NV	3.0	2.0	1344	$1,999	$1.49	44d	1	0.59mi
3601 E Wyoming Ave Spc 527 Las Vegas, NV	2.0	1.0	832	$1,679	$2.02	44d	1	0.59mi
3669 Waikiki Ave Las Vegas, NV	3.0	2.0	1300	$1,568	$1.21	24d	1	0.63mi
1341 Oahu St Unit B Las Vegas, NV	2.0	1.0	832	$1,275	$1.53	24d	1	0.71mi
2627 S Lamb Blvd #233 Las Vegas, NV	2.0	1.0	896	$1,669	$1.86	44d	1	0.77mi
2627 S Lamb Blvd #81 Las Vegas, NV	2.0	2.0	1056	$1,939	$1.84	44d	1	0.77mi
3655 E Sahara Ave Las Vegas, NV	1.0–2.0	1.0	775	$1,260	$1.63	24d	10	0.78mi
2627 S Lamb Blvd #141 Las Vegas, NV	3.0	2.0	1344	$1,899	$1.41	44d	1	0.80mi
1150 June Ave Las Vegas, NV	3.0	2.0	1096	$2,800	$2.55	44d	1	0.81mi
4700 E Charleston Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	935	$1,445	$1.55	24d	15	0.83mi
277 N Lamb Blvd Unit C Las Vegas, NV	2.0	2.0	978	$1,100	$1.12	2d	1	0.83mi
277 N Lamb Blvd Las Vegas, NV	2.0	2.0	978	$1,195	$1.22	12d	1	0.83mi
53 Maya St Las Vegas, NV	3.0	1.0	1018	$1,695	$1.67	44d	1	0.84mi
4417 Berkley Ave Las Vegas, NV	3.0	2.0	1296	$1,650	$1.27	24d	1	0.85mi
259 N Lamb Blvd Unit A Las Vegas, NV	2.0	2.0	984	$1,285	$1.31	8d	1	0.86mi
4555 E Sahara Ave #284 Las Vegas, NV	2.0	2.0	1073	$1,250	$1.16	8d	1	0.87mi
4555 E Sahara Ave Las Vegas, NV	2.0	2.0	1073	$1,175	$1.10	44d	4	0.88mi
4555 E Sahara Ave Las Vegas, NV	2.0	2.0	1073	$1,188	$1.11	24d	3	0.88mi
4450 Karen Ave Las Vegas, NV	2.0	2.0	975	$1,432	$1.47	8d	11	0.92mi
3411 Center Dr Unit A Las Vegas, NV	2.0	2.0	1034	$1,225	$1.18	20d	1	0.92mi
3411 Center Dr Las Vegas, NV	2.0	2.0	1037	$1,225	$1.18	24d	1	0.92mi
4701 E Sahara Ave Las Vegas, NV	1.0–2.0	1.0	878	$1,325	$1.51	2d	9	0.95mi
1755 Palm St Las Vegas, NV	1.0–2.0	1.0	775	$1,356	$1.75	3d	10	0.96mi
4550 Karen Ave Las Vegas, NV	2.0–3.0	1.0–2.0	988	$1,510	$1.53	15d	11	0.97mi
4870 E Charleston Blvd Apt 11 Las Vegas, NV	3.0	2.0	1100	$1,300	$1.18	44d	1	0.99mi
4870 E Charleston Blvd Unit 20 Las Vegas, NV	3.0	2.0	1100	$1,300	$1.18	20d	1	0.99mi
4648 Krissylouise Way Las Vegas, NV	2.0	1.0	792	$1,240	$1.57	16d	1	1.02mi
4433 Shoen Ave Las Vegas, NV	4.0	2.0	1248	$1,745	$1.40	24d	1	1.07mi
4732 Chantilly Ave Las Vegas, NV	2.0	1.0	872	$1,495	$1.71	16d	1	1.07mi
4653 Fro Ave Las Vegas, NV	3.0	2.0	1081	$1,890	$1.75	24d	1	1.08mi
2687 Aarondavid Dr Unit C Las Vegas, NV	2.0	1.0	774	$1,050	$1.36	4d	1	1.09mi
2687 Aarondavid Dr Unit C Las Vegas, NV	2.0	1.0	774	$1,050	$1.36	8d	1	1.09mi
2773 Sidewinder Ln Unit B Las Vegas, NV	2.0	2.0	918	$1,000	$1.09	18d	1	1.09mi
2686 Aarondavid Dr Unit C Las Vegas, NV	2.0	1.0	778	$1,100	$1.41	4d	1	1.10mi
2686 Aarondavid Dr Unit C Las Vegas, NV	2.0	1.0	778	$1,050	$1.35	20d	1	1.10mi
2686 Aarondavid Dr Unit B Las Vegas, NV	2.0	1.0	778	$1,150	$1.48	22d	1	1.10mi
2686 Aarondavid Dr Unit B Las Vegas, NV	2.0	1.0	778	$1,150	$1.48	20d	1	1.10mi

Listing history 18 events

1. 2026-05-12
   status Pending 281-char remark

   Show marketing remark (281 chars)

   This home is not for the lighthearted Flipper / Investor. Opportunity to Purchase and Rehab this Single Story, 3 Bedroom Home Situated on a Cul-De-Sac with a Large Lot. Great​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ Opportunity!!!

2. 2026-05-06
   status Active 281-char remark

   Show marketing remark (281 chars)

   This home is not for the lighthearted Flipper / Investor. Opportunity to Purchase and Rehab this Single Story, 3 Bedroom Home Situated on a Cul-De-Sac with a Large Lot. Great​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ Opportunity!!!

3. 2026-01-30
   listed $140,000 Active 281-char remark

   Show marketing remark (281 chars)

   This home is not for the lighthearted Flipper / Investor. Opportunity to Purchase and Rehab this Single Story, 3 Bedroom Home Situated on a Cul-De-Sac with a Large Lot. Great​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ Opportunity!!!

4. 2022-10-11
   soldstatus $260,000 Closed 471-char remark

   Show marketing remark (471 chars)

   Beautiful single story 3 bedroom home sitting on LARGE lot in a Cul-De-Sac with * NO HOA * and stunning front landscaping with pond!! Walk inside to a cozy front living room. Kitchen boasts granite countertops, stainless steel appliances and dining area. Door from kitchen takes you to the HUGE backyard with covered patio and above ground pool! Master bedroom has ceiling fan light, mirrored door closet and attached master bathroom. * A/C 1 YEAR OLD * * NEW ROOF *

5. 2022-10-11
   soldstatus $260,000

   Show marketing remark (471 chars)

   Beautiful single story 3 bedroom home sitting on LARGE lot in a Cul-De-Sac with * NO HOA * and stunning front landscaping with pond!! Walk inside to a cozy front living room. Kitchen boasts granite countertops, stainless steel appliances and dining area. Door from kitchen takes you to the HUGE backyard with covered patio and above ground pool! Master bedroom has ceiling fan light, mirrored door closet and attached master bathroom. * A/C 1 YEAR OLD * * NEW ROOF *

6. 2022-09-14
   status Pending 471-char remark

   Show marketing remark (471 chars)

   Beautiful single story 3 bedroom home sitting on LARGE lot in a Cul-De-Sac with * NO HOA * and stunning front landscaping with pond!! Walk inside to a cozy front living room. Kitchen boasts granite countertops, stainless steel appliances and dining area. Door from kitchen takes you to the HUGE backyard with covered patio and above ground pool! Master bedroom has ceiling fan light, mirrored door closet and attached master bathroom. * A/C 1 YEAR OLD * * NEW ROOF *

7. 2022-09-09
   status Active 471-char remark

   Show marketing remark (471 chars)

   Beautiful single story 3 bedroom home sitting on LARGE lot in a Cul-De-Sac with * NO HOA * and stunning front landscaping with pond!! Walk inside to a cozy front living room. Kitchen boasts granite countertops, stainless steel appliances and dining area. Door from kitchen takes you to the HUGE backyard with covered patio and above ground pool! Master bedroom has ceiling fan light, mirrored door closet and attached master bathroom. * A/C 1 YEAR OLD * * NEW ROOF *

8. 2022-08-31
   status Pending 471-char remark

   Show marketing remark (471 chars)

   Beautiful single story 3 bedroom home sitting on LARGE lot in a Cul-De-Sac with * NO HOA * and stunning front landscaping with pond!! Walk inside to a cozy front living room. Kitchen boasts granite countertops, stainless steel appliances and dining area. Door from kitchen takes you to the HUGE backyard with covered patio and above ground pool! Master bedroom has ceiling fan light, mirrored door closet and attached master bathroom. * A/C 1 YEAR OLD * * NEW ROOF *

9. 2022-08-31
   status Active 471-char remark

   Show marketing remark (471 chars)

   Beautiful single story 3 bedroom home sitting on LARGE lot in a Cul-De-Sac with * NO HOA * and stunning front landscaping with pond!! Walk inside to a cozy front living room. Kitchen boasts granite countertops, stainless steel appliances and dining area. Door from kitchen takes you to the HUGE backyard with covered patio and above ground pool! Master bedroom has ceiling fan light, mirrored door closet and attached master bathroom. * A/C 1 YEAR OLD * * NEW ROOF *

10. 2022-08-31
    price $275,000 471-char remark

    Show marketing remark (471 chars)

    Beautiful single story 3 bedroom home sitting on LARGE lot in a Cul-De-Sac with * NO HOA * and stunning front landscaping with pond!! Walk inside to a cozy front living room. Kitchen boasts granite countertops, stainless steel appliances and dining area. Door from kitchen takes you to the HUGE backyard with covered patio and above ground pool! Master bedroom has ceiling fan light, mirrored door closet and attached master bathroom. * A/C 1 YEAR OLD * * NEW ROOF *

11. 2022-08-24
    status Pending 471-char remark

    Show marketing remark (471 chars)

    Beautiful single story 3 bedroom home sitting on LARGE lot in a Cul-De-Sac with * NO HOA * and stunning front landscaping with pond!! Walk inside to a cozy front living room. Kitchen boasts granite countertops, stainless steel appliances and dining area. Door from kitchen takes you to the HUGE backyard with covered patio and above ground pool! Master bedroom has ceiling fan light, mirrored door closet and attached master bathroom. * A/C 1 YEAR OLD * * NEW ROOF *

12. 2022-08-03
    listed $315,000 Active 471-char remark

    Show marketing remark (471 chars)

    Beautiful single story 3 bedroom home sitting on LARGE lot in a Cul-De-Sac with * NO HOA * and stunning front landscaping with pond!! Walk inside to a cozy front living room. Kitchen boasts granite countertops, stainless steel appliances and dining area. Door from kitchen takes you to the HUGE backyard with covered patio and above ground pool! Master bedroom has ceiling fan light, mirrored door closet and attached master bathroom. * A/C 1 YEAR OLD * * NEW ROOF *

13. 2005-02-07
    soldstatus $153,500
14. 2004-05-17
    soldstatus $143,000
15. 2002-05-03
    soldstatus $117,000
16. 1996-10-30
    soldstatus $87,000
17. 1993-11-08
    soldstatus $76,000
18. 1989-12-15
    soldstatus $23,000

ⓘ 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: $787 · $66/mo
• Projected year-2 tax: $826 · $69/mo
• Expected delta: +$39/yr (+$3/mo · 5.0%)

ⓘ 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 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: $18,050
• − Mortgage interest: −$7,842
• − Property taxes: −$787
• − Insurance: −$700
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − Depreciation: −$4,073
• Taxable income: $1,760
• Est. tax owed @ 24.0%: −$422
• After-tax cash flow: $3,540/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 — Sunrise Manor

• Score: 58/100
• State rank: #83
• US rank: #20692

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunrise Manor, NV
• County: Clark County · 2,306,105 people
• City population: 102,557
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 39,937
• Household income: $52,228
• Rent vs Own: 57.8% rent · 42.2% own
• Severe rent burden: 2715.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 59% White 21% Two or more races 19% Black 9% Asian 5% Native American 4%
• Hispanic origin (detail): Mexican 45% Cuban 5%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 32% · Canada, South Korea, Jamaica
• Languages at home: 45% English-only · Spanish 48% Tagalog/Filipino 3% 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: ▼ -262.16%
• Current HPI: 305.4172
• Rent YoY: ▲ 1.18%
• 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

+508.7% since first listed

18 events — show timeline

• 2026-05-12 Pending — GLVAR
• 2026-05-06 Relisted — GLVAR
• 2026-01-30 Listed $140,000 GLVAR
• 2022-10-11 Sold (Public Records) $260,000 Public Records
• 2022-10-11 Sold (MLS) $260,000 GLVAR
• 2022-09-14 Pending — GLVAR
• 2022-09-09 Relisted — GLVAR
• 2022-08-31 Pending — GLVAR
• 2022-08-31 Relisted — GLVAR
• 2022-08-31 Price Changed $275,000 GLVAR
• 2022-08-24 Pending — GLVAR
• 2022-08-03 Listed $315,000 GLVAR
• 2005-02-07 Sold (Public Records) $153,500 Public Records
• 2004-05-17 Sold (Public Records) $143,000 Public Records
• 2002-05-03 Sold (Public Records) $117,000 Public Records
• 1996-10-30 Sold (Public Records) $87,000 Public Records
• 1993-11-08 Sold (Public Records) $76,000 Public Records
• 1989-12-15 Sold (Public Records) $23,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $787 · -3.0% YoY. Source: county tax records.