3001 Cabana Dr #282 · Sunrise Manor, NV 89122

$55,600

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 8 Days on market

Built 2026 Poor condition

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.3/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

* THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, a basketball court, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Pavilion
• Picnic area
• Grill

Tags

• BASKETBALL COURT
• PICNIC AREA
• PAVILION
• GRILL

Property features AI

Finance

• Other: Living area approximately 1,056 (reported)
• Financial info: List price $55,600

Exterior

• Utilities: Central air conditioning
• Home design: Condominium / townhouse style (unit at 3001 Cabana Dr #282)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air
• Interior features: Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $56k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $857 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $56k).

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 soft (-0.6%/yr); 323 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $384 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

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 $55,600

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.83% ✓
• Cap rate: 24.79%
• Cash-on-cash: 66.05%
• DSCR: 3.94
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 61.9%
• Equity multiple: 3.63×
• Total profit: $40,988
• Equity at exit: $8,290

10-year hold

• IRR: 65.4%
• Equity multiple: 6.67×
• Total profit: $88,273
• Equity at exit: $4,807

Cash invested: $15,568 (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 89122

• Rents YoY: -0.6%
• Active inventory: 323
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,571 high
• Mortgage (P&I): −$292
• Tax est. 1.5%: −$70 /mo · $834/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $857

Break-even live

Break-even rent $486

Max offer price $55,600

Occupancy floor 40%

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: $13,900
• Closing costs: $1,668
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2847 Mammoth Ct Las Vegas, NV	3.0	2.0	1440	$1,700	$1.18	7d	1	0.09mi
2978 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,245	$1.41	20d	1	0.10mi
2974 Juniper Hills Blvd Las Vegas, NV	3.0	2.0	867	$1,620	$1.87	12d	1	0.11mi
2974 Juniper Hills Blvd #102 Las Vegas, NV	3.0	2.0	867	$1,620	$1.87	14d	1	0.11mi
2980 Juniper Hills Blvd #103 Las Vegas, NV	2.0	2.0	896	$1,090	$1.22	12d	1	0.11mi
2980 Juniper Hills Blvd Las Vegas, NV	2.0	2.0	896	$1,090	$1.22	3d	1	0.11mi
2972 Juniper Hills Blvd #202 Las Vegas, NV	3.0	2.0	1074	$1,445	$1.35	14d	1	0.12mi
2982 Juniper Hills Blvd #202 Las Vegas, NV	3.0	2.0	1074	$1,700	$1.58	43d	1	0.13mi
2962 Juniper Hills Blvd #104 Las Vegas, NV	3.0	2.0	1074	$1,550	$1.44	43d	1	0.19mi
2985 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	884	$1,000	$1.13	7d	1	0.25mi
2985 Juniper Hills Blvd #102 Las Vegas, NV	2.0	2.0	891	$1,225	$1.37	14d	1	0.25mi
2963 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,250	$1.41	16d	1	0.26mi
2963 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,250	$1.41	43d	1	0.26mi
2689 Rungsted St Las Vegas, NV	3.0	2.0	1315	$1,775	$1.35	43d	1	0.28mi
2824 Poppyseed Way Las Vegas, NV	4.0	2.0	1332	$1,790	$1.34	14d	1	0.30mi
2979 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	889	$1,195	$1.34	20d	1	0.30mi
2967 Juniper Hills Blvd #104 Las Vegas, NV	2.0	4.0	891	$1,350	$1.52	43d	1	0.30mi
2967 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	884	$1,190	$1.35	43d	1	0.30mi
2967 Juniper Hills Blvd Las Vegas, NV	2.0	2.0	884	$1,190	$1.35	17d	1	0.31mi
2977 Juniper Hills Blvd #104 Las Vegas, NV	2.0	2.0	896	$1,050	$1.17	7d	1	0.31mi
2975 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,000	$1.13	43d	1	0.33mi
5218 Coral Vine Way Las Vegas, NV	3.0	2.0	1315	$1,840	$1.40	12d	1	0.35mi
5075 Spyglass Hill Dr Las Vegas, NV	1.0–2.0	1.0–2.0	851	$1,421	$1.67	1d	38	0.46mi
2789 Canonero St Las Vegas, NV	2.0	2.5	1395	$3,000	$2.15	43d	1	0.49mi
5650 Ruby Creek Dr Las Vegas, NV	3.0	2.5	1422	$2,300	$1.62	3d	1	0.51mi
5703 Roundrock Dr Las Vegas, NV	3.0	2.0	1231	$1,699	$1.38	14d	1	0.54mi
5655 E Sahara Ave Las Vegas, NV	2.0	2.0	958	$1,372	$1.43	4d	4	0.57mi
5655 E Sahara Ave Las Vegas, NV	2.0	2.0	958	$1,372	$1.43	10d	4	0.57mi
3400 Cabana Dr #2019 Las Vegas, NV	2.0	2.0	1053	$1,350	$1.28	14d	1	0.57mi
3400 Cabana Dr Las Vegas, NV	2.0–3.0	2.0	1124	$1,350	$1.20	21d	2	0.57mi
5150 E Sahara Ave Las Vegas, NV	1.0–3.0	1.0–2.0	980	$1,450	$1.48	21d	23	0.62mi
3055 S Nellis Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	983	$1,432	$1.46	1d	41	0.68mi
4855 E Vegas Valley Dr Las Vegas, NV	1.0–3.0	1.0–2.0	949	$1,579	$1.66	1d	15	0.69mi
2675 S Nellis Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	801	$1,321	$1.65	1d	20	0.69mi
5650 E Sahara Ave #2024 Las Vegas, NV	2.0	2.0	958	$1,200	$1.25	4d	1	0.71mi
3021 Aloha Ave Las Vegas, NV	3.0	2.0	1270	$1,800	$1.42	3d	1	0.75mi
3037 Aloha Ave Las Vegas, NV	3.0	2.0	1270	$1,800	$1.42	4d	1	0.76mi
4801 E Sahara Ave Las Vegas, NV	1.0–3.0	1.0–2.0	870	$1,659	$1.91	4d	25	0.81mi
2674 Bryandouglas Dr Unit B Las Vegas, NV	2.0	1.0	778	$950	$1.22	23d	1	0.84mi
3481 Cape Cod Dr Las Vegas, NV	2.0	2.0	840	$1,300	$1.55	2d	1	0.85mi

Listing history 6 events

1. 2026-06-18
   days on market $55,600 Active 8 DOM
2. 2026-06-17
   days on market $55,600 Active 7 DOM
3. 2026-06-16
   days on market $55,600 Active 6 DOM
4. 2026-06-15
   days on market $55,600 Active 5 DOM
5. 2026-06-13
   remarks 422-char remark
6. 2026-06-13
   listed $55,600 Active 3 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

• 🌡 Heat 8/10 Severe
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,853
• − Mortgage interest: −$3,114
• − Property taxes: −$834
• − Insurance: −$278
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$1,617
• Taxable income: $9,993
• Est. tax owed @ 24.0%: −$2,398
• After-tax cash flow: $7,885/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 · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to its roof, exterior, flooring, interior walls/paint, HVAC system, and landscaping. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major roof — No visible roof in the satellite image.
• Major exterior — No visible exterior in the satellite image.
• Major flooring — No visible flooring in the satellite image.
• Major interior walls/paint — No visible interior walls/paint in the satellite image.
• Major HVAC/mechanicals — No visible HVAC/mechanicals in the satellite image.
• Major landscaping/curb appeal — No visible landscaping/curb appeal in the satellite image.

Value-add opportunities

• Both roof replacement — A new roof would significantly improve the home's appearance and functionality.
• Both exterior painting — A fresh coat of paint would enhance curb appeal and the home's value.
• Both flooring replacement — New flooring would improve the home's aesthetic and functionality.
• Both interior painting — Fresh paint would brighten the interior and improve the home's value.
• Both HVAC system upgrade — A new HVAC system would improve comfort and energy efficiency.
• Both landscaping and curb appeal — A well-maintained landscape would enhance the home's curb appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof in the satellite image.	Major	$15,000–50,000
exterior · No visible exterior in the satellite image.	Major	$15,000–50,000
flooring · No visible flooring in the satellite image.	Major	$15,000–50,000
interior walls/paint · No visible interior walls/paint in the satellite image.	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC/mechanicals in the satellite image.	Major	$15,000–50,000
landscaping/curb appeal · No visible landscaping/curb appeal in the satellite image.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both roof replacement — A new roof would significantly improve the home's appearance and functionality. ↑
• Both exterior painting — A fresh coat of paint would enhance curb appeal and the home's value. ↑
• Both flooring replacement — New flooring would improve the home's aesthetic and functionality. ↑
• Both interior painting — Fresh paint would brighten the interior and improve the home's value. ↑
• Both HVAC system upgrade — A new HVAC system would improve comfort and energy efficiency. ↑
• Both landscaping and curb appeal — A well-maintained landscape would enhance the home's curb appeal and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 53,724
• Household income: $63,846
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 2212.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Hispanic / Latino 40% White 29% Two or more races 17% Black 14% Asian 10% Native American 2%
• Hispanic origin (detail): Mexican 28% Cuban 3%
• Common ancestry: Lithuanian 1% Romanian 1% Portuguese 1%
• Foreign-born: 26% · Canada, South Korea, Vietnam
• Languages at home: 61% English-only · Spanish 29% Tagalog/Filipino 6% 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: ▼ -243.52%
• Current HPI: 274.1767
• Rent YoY: ▼ -0.63%
• 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