610 N 4th St · Las Vegas, NV 89101

$160,000

2 bd · 1.0 ba · 885 sqft · SingleFamily public records · 31 Days on market

Built 1943 5,663 sqft lot

---

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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

DOWNTOWN BUNGALOW NEAR NEW ZAPPO'S. .. CERAMIC 16" TILE IN KITCHEN/BATH. ORIGINAL TURQUOISE TILE IN BATHROOM. EZ CARE YARD. BUYER WILL NEED TO INSTALL CARPET IN BEDROOMS/LIVING ROOM. FRESH PAINT, HOUSE IS CLEAN AND READY. NEW UNDERGROUND DRAIN & WATER LINES RECENTLY INSTALLED.

Key facts

• 5,663 sq ft lot
• Built 1943
• Listed 31 days

Tags

• VINTAGE BILTMORE SUBDIVISION
• CLOSE PROXIMITY TO CASINOS
• CLOSE PROXIMITY TO BUS LINES

Property features AI

Finance

• Other: Annual taxes listed
• Financial info: Current lease in place ($1,000 monthly, expires 2026-05-30)

Exterior

• Parking: Open parking
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family property; Single-story; Faces east; Resale (fixer condition)
• Construction: Frame and stucco construction; Composition/shingle pitched roof
• Exterior features: Private yard; Partial chain link fencing; Paved road access; Residential use

Interior

• Kitchen: Laminate countertops; Linoleum/vinyl flooring in kitchen; Electric range
• Bedrooms: Space for 2 possible bedrooms; Bedroom 2 with closet (10 x 10); Additional bedroom/room with closet (12 x 14)
• Flooring: Carpet; Linoleum; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central refrigerated/electric cooling
• Interior features: Blinds; Window treatments; Unfurnished; Primary bedroom on main level; Bedroom on main level
• Laundry & utility: Electric dryer hookup on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (2.0% below list).
• Recommended offer: $155k (3.0% 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 (+2.5%/yr); 188 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• At $1,568/mo this rent would consume 48% of the median local household income ($39k/yr) (locally 3814% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 31 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $125k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $160k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.98% ✗
• Cap rate: 8.39%
• Cash-on-cash: 7.50%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.51% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-8,925
• Equity at exit: $23,857

10-year hold

• IRR: 3.7%
• Equity multiple: 1.26×
• Total profit: $11,801
• Equity at exit: $13,834

Cash invested: $44,800 (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 89101

• Home prices YoY: -22.8%
• Rents YoY: 2.5%
• Active inventory: 188
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,568 high
• Mortgage (P&I): −$839
• Tax from tax record: −$53 /mo · $636/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $280

Break-even live

Break-even rent $1,214

Max offer price $160,000

Occupancy floor 77%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Bell Dr Las Vegas, NV	3.0	1.0	832	$1,850	$2.22	43d	1	0.12mi
904 Biltmore Dr Las Vegas, NV	2.0	1.0	984	$1,470	$1.49	43d	1	0.26mi
625 N 12th St Unit 1 Las Vegas, NV	2.0	2.0	874	$1,195	$1.37	43d	1	0.38mi
701 N 13th St Las Vegas, NV	1.0–2.0	1.0	591	$1,285	$2.17	43d	15	0.40mi
150 Las Vegas Blvd N Las Vegas, NV	1.0–3.0	1.5–2.5	1347	$2,650	$1.97	43d	7	0.44mi
150 Las Vegas Blvd N Las Vegas, NV	1.0–3.0	1.5–2.5	1405	$2,932	$2.09	7d	6	0.44mi
320 N 10th St Unit A Las Vegas, NV	3.0	2.0	996	$1,750	$1.76	43d	1	0.49mi
1011 N 4th St Las Vegas, NV	1.0	1.0	750	$1,250	$1.67	43d	1	0.52mi
311 N 11th St Unit D Las Vegas, NV	1.0	1.0	657	$995	$1.51	43d	1	0.53mi
210 N 10th St Unit 3 Las Vegas, NV	1.0	1.0	576	$775	$1.35	43d	1	0.57mi
416 N 14th St Las Vegas, NV	2.0	1.0	771	$1,250	$1.62	43d	1	0.59mi
1400 E Mesquite Ave Unit 5 Las Vegas, NV	2.0	1.0	800	$1,000	$1.25	43d	1	0.60mi
1404 E Mesquite Ave Unit 8 Las Vegas, NV	2.0	1.0	1000	$1,000	$1.00	43d	1	0.61mi
901 Fremont St Las Vegas, NV	3.0	1.0–2.0	862	$2,304	$2.67	2d	34	0.66mi
383 N 15th St Las Vegas, NV	2.0	1.0	770	$1,200	$1.56	43d	1	0.67mi
203 N 13th St Unit 203 Las Vegas, NV	1.0	1.0	720	$1,180	$1.64	43d	1	0.71mi
205 N 13th St Unit 205 Las Vegas, NV	1.0	1.0	628	$1,180	$1.88	43d	1	0.72mi
368 N 15th St Unit B Las Vegas, NV	2.0	1.0	837	$1,250	$1.49	43d	1	0.72mi
224 N 13th St Las Vegas, NV	2.0	1.0	817	$1,110	$1.36	43d	2	0.72mi
218 N 13th St Las Vegas, NV	1.0	1.0	650	$950	$1.46	43d	1	0.73mi
312 N 14th St Apt A Las Vegas, NV	2.0	1.0	833	$1,025	$1.23	43d	1	0.76mi
119 N 14th St Unit A Las Vegas, NV	1.0	1.0	575	$1,155	$2.01	43d	1	0.80mi
119 N 14th St Unit B Las Vegas, NV	1.0	1.0	575	$1,055	$1.83	43d	1	0.80mi
308 S 10th St #1 Las Vegas, NV	2.0	1.0	1050	$2,175	$2.07	23d	1	0.81mi
250 S City Pkwy Las Vegas, NV	2.0	1.0–3.0	1207	$3,452	$2.86	2d	27	0.82mi
250 Promenade Pl Las Vegas, NV	1.0–2.0	1.0–2.5	984	$3,230	$3.28	2d	48	0.89mi
214 S 14th St Unit 210 Las Vegas, NV	1.0	1.0	546	$1,095	$2.01	43d	1	0.92mi
255 Promenade Pl Las Vegas, NV	3.0	1.0–3.5	1850	$2,730	$1.48	3d	266	0.93mi
353 E Bonneville Ave Las Vegas, NV	2.0	1.0–2.0	958	$4,000	$4.17	43d	20	0.98mi
353 E Bonneville Ave Las Vegas, NV	1.0–2.0	1.0–2.5	1190	$4,000	$3.36	2d	13	0.98mi
353 E Bonneville Ave Las Vegas, NV	1.0–2.0	1.0–2.5	1190	$4,000	$3.36	4d	12	0.98mi
1209 H St Las Vegas, NV	3.0	2.0	1125	$2,200	$1.96	22d	1	1.03mi
1209 H St Las Vegas, NV	3.0	2.0	1125	$2,200	$1.96	20d	1	1.03mi
424 S 13th St Las Vegas, NV	1.0	1.0	650	$998	$1.54	43d	3	1.04mi
405 S 15th St Las Vegas, NV	1.0	1.0	596	$1,040	$1.74	43d	1	1.09mi
521 S Maryland Pkwy Apt A16 Las Vegas, NV	1.0	1.0	550	$750	$1.36	43d	1	1.10mi
1309 N 22nd St Las Vegas, NV	1.0	1.0	701	$850	$1.21	23d	1	1.16mi
1309 N 23rd St Las Vegas, NV	2.0	1.0	885	$990	$1.12	43d	1	1.21mi
200 Hoover Ave Las Vegas, NV	1.0–2.0	1.0–2.0	1200	$2,600	$2.17	3d	3	1.22mi
200 Hoover Ave Las Vegas, NV	2.0	1.0–2.0	1279	$3,000	$2.35	43d	4	1.22mi

Listing history 22 events

1. 2026-06-19
   price $160,000 Active 31 DOM
2. 2026-06-18
   days on market $285,000 Active 31 DOM
3. 2026-06-17
   days on market $285,000 Active 30 DOM
4. 2026-06-16
   statusdays on market $285,000 Active 29 DOM
5. 2026-06-15
   days on market $285,000 Active Under Contract 28 DOM
6. 2026-06-13
   days on market $285,000 Active Under Contract 26 DOM
7. 2026-06-10
   status $285,000 Active Under Contract 22 DOM
8. 2026-06-09
   days on market $285,000 Active 22 DOM
9. 2026-06-08
   days on market $285,000 Active 21 DOM
10. 2026-06-07
    days on market $285,000 Active 20 DOM
11. 2026-06-03
    days on market $285,000 Active 16 DOM
12. 2026-06-02
    days on market $285,000 Active 15 DOM
13. 2026-06-01
    days on market $285,000 Active 14 DOM
14. 2026-05-31
    days on market $285,000 Active 13 DOM
15. 2026-05-14
    listed $285,000 Active
16. 2013-06-04
    historical 288-char remark

    Show marketing remark (288 chars)

    DOWNTOWN BUNGALOW NEAR NEW ZAPPO'S. .. CERAMIC 16" TILE IN KITCHEN/BATH. ORIGINAL TURQUOISE TILE IN BATHROOM. EZ CARE YARD. BUYER WILL NEED TO INSTALL CARPET IN BEDROOMS/LIVING ROOM. FRESH PAINT, HOUSE IS CLEAN AND READY. NEW UNDERGROUND DRAIN & WATER LINES RECENTLY INSTALLED.

17. 2013-06-03
    soldstatus $60,000 Sold 288-char remark

    Show marketing remark (288 chars)

    DOWNTOWN BUNGALOW NEAR NEW ZAPPO'S. .. CERAMIC 16" TILE IN KITCHEN/BATH. ORIGINAL TURQUOISE TILE IN BATHROOM. EZ CARE YARD. BUYER WILL NEED TO INSTALL CARPET IN BEDROOMS/LIVING ROOM. FRESH PAINT, HOUSE IS CLEAN AND READY. NEW UNDERGROUND DRAIN & WATER LINES RECENTLY INSTALLED.

18. 2013-06-03
    soldstatus $60,000

    Show marketing remark (288 chars)

    DOWNTOWN BUNGALOW NEAR NEW ZAPPO'S. .. CERAMIC 16" TILE IN KITCHEN/BATH. ORIGINAL TURQUOISE TILE IN BATHROOM. EZ CARE YARD. BUYER WILL NEED TO INSTALL CARPET IN BEDROOMS/LIVING ROOM. FRESH PAINT, HOUSE IS CLEAN AND READY. NEW UNDERGROUND DRAIN & WATER LINES RECENTLY INSTALLED.

19. 2013-05-23
    historical Contingent Offer 288-char remark

    Show marketing remark (288 chars)

    DOWNTOWN BUNGALOW NEAR NEW ZAPPO'S. .. CERAMIC 16" TILE IN KITCHEN/BATH. ORIGINAL TURQUOISE TILE IN BATHROOM. EZ CARE YARD. BUYER WILL NEED TO INSTALL CARPET IN BEDROOMS/LIVING ROOM. FRESH PAINT, HOUSE IS CLEAN AND READY. NEW UNDERGROUND DRAIN & WATER LINES RECENTLY INSTALLED.

20. 2013-05-22
    listed $53,000 Exclusive Right 288-char remark

    Show marketing remark (288 chars)

    DOWNTOWN BUNGALOW NEAR NEW ZAPPO'S. .. CERAMIC 16" TILE IN KITCHEN/BATH. ORIGINAL TURQUOISE TILE IN BATHROOM. EZ CARE YARD. BUYER WILL NEED TO INSTALL CARPET IN BEDROOMS/LIVING ROOM. FRESH PAINT, HOUSE IS CLEAN AND READY. NEW UNDERGROUND DRAIN & WATER LINES RECENTLY INSTALLED.

21. 1991-07-12
    soldstatus $15,500
22. 1989-11-17
    soldstatus $15,500

ⓘ 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: $636 · $53/mo
• Projected year-2 tax: $944 · $79/mo
• Expected delta: +$308/yr (+$26/mo · 48.3%)

ⓘ 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 ≥107°F today · 18 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: $18,818
• − Mortgage interest: −$8,962
• − Property taxes: −$636
• − Insurance: −$800
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$4,655
• Taxable income: $753
• Est. tax owed @ 24.0%: −$181
• After-tax cash flow: $3,180/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): 42,739
• Household income: $39,459
• Rent vs Own: 81.3% rent · 18.7% own
• Severe rent burden: 3814.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 57% Two or more races 19% White 19% Black 14% Asian 5% Native American 3%
• Hispanic origin (detail): Mexican 45% Puerto Rican 1% Cuban 1%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 31% · Canada, China
• Languages at home: 47% English-only · Spanish 48% Tagalog/Filipino 2% Chinese 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: ▼ -90.49%
• Current HPI: 305.6227
• Rent YoY: ▲ 2.51%
• 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

+1738.7% since first listed

8 events — show timeline

• 2026-05-14 Listed $285,000 GLVAR
• 2013-06-04 Listing Removed — GLVAR
• 2013-06-03 Sold (Public Records) $60,000 Public Records
• 2013-06-03 Sold (MLS) $60,000 GLVAR
• 2013-05-23 Contingent — GLVAR
• 2013-05-22 Listed $53,000 GLVAR
• 1991-07-12 Sold (Public Records) $15,500 Public Records
• 1989-11-17 Sold (Public Records) $15,500 Public Records

Property tax history

+0.9%/yr

Latest (2025): $636 · +7.5% YoY. Source: county tax records.