585 S Royal Crest Cir #16 · Paradise, NV 89169

$115,000

1 bd · 1.0 ba · 624 sqft · Condo public records · 151 Days on market

Built 1963 $242/mo HOA · 15% of rent

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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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime Las Vegas location just steps from the Sphere and minutes from the Strip! This first floor condo offers efficient, low-maintaince living in the heart of it all. Ideal for investors, Strip employees, or anyone looking for unbeatable convenience, this unit features a functional layout, comfortable living space, and easy ground level access with no stairs. Enjoy close proximity to world class entertainment, dining, casinos, and major employment centers while still tucked inside a residential community. Schedule your showing today and secure a property in one of Las Vegas' most dynamic areas.

Key facts

• First floor condo
• Functional layout
• $242 HOA

Tags

• FIRST FLOOR CONDO
• LOW-MAINTENANCE LIVING
• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING SPACE
• EASY GROUND LEVEL ACCESS
• RESIDENTIAL COMMUNITY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#10 in NV, #3,494 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A-, cost of living B; Watch: employment D+, schools F, crime D-.
• 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 falling (-4.4%/yr); 178 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1,564/mo this rent would consume 46% of the median local household income ($41k/yr) (locally 2744% 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 $795 of loan paydown is wiped out by about $3k 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 151 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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.
• Current owner paid $78k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is D 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?
9. 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.
10. 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.
11. 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: 1.36% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.81%
• DSCR: 1.53
• GRM: 6.1

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-2,939
• Equity at exit: $17,147

10-year hold

• IRR: 3.1%
• Equity multiple: 1.19×
• Total profit: $6,114
• Equity at exit: $9,943

Cash invested: $32,200 (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 89169

• Home prices YoY: -33.4%
• Rents YoY: -4.4%
• Active inventory: 178
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,564 high
• Mortgage (P&I): −$603
• Tax from tax record: −$26 /mo · $312/yr
• Insurance: −$48
• HOA: −$242
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $317

Break-even live

Break-even rent $1,163

Max offer price $115,000

Occupancy floor 75%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3550 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	947	$1,100	$1.16	43d	20	0.24mi
3930 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	999	$2,241	$2.24	2d	87	0.36mi
3776 Howard Hughes Pkwy Las Vegas, NV	3.0	1.0–2.5	1548	$2,357	$1.52	1d	9	0.42mi
818 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.5	1158	$1,395	$1.20	2d	34	0.51mi
1061 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	967	$1,117	$1.15	14d	35	0.79mi
260 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	881	$1,600	$1.82	43d	4	0.84mi
270 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	877	$1,695	$1.93	43d	7	0.86mi
230 E Flamingo Rd #335 Las Vegas, NV	1.0	1.0	727	$1,600	$2.20	43d	1	0.86mi
210 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	833	$1,795	$2.15	43d	6	0.91mi
220 E Flamingo Rd #229 Las Vegas, NV	1.0	1.0	692	$2,195	$3.17	23d	1	0.92mi
220 E Flamingo Rd #229 Las Vegas, NV	1.0	1.0	692	$2,195	$3.17	21d	1	0.92mi
220 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	863	$1,595	$1.85	43d	7	0.94mi
1601 E Katie Ave Las Vegas, NV	1.0–2.0	1.0–2.0	809	$1,325	$1.64	43d	13	1.00mi
2000 Fashion Show Dr Unit 1501424P Las Vegas, NV	1.0	1.0	592	$5,942	$10.04	1d	1	1.38mi
135 E Harmon Ave Unit 25707 Las Vegas, NV	—	1.0	520	$2,750	$5.29	21d	1	1.49mi
4700 S Maryland Pkwy Las Vegas, NV	1.0	1.0	409	$1,382	$3.37	43d	48	1.50mi

HOA detail condo

• Monthly dues: $242 · $2,904/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-18
   days on market $115,000 Active 151 DOM
2. 2026-06-17
   days on market $115,000 Active 150 DOM
3. 2026-06-16
   days on market $115,000 Active 149 DOM
4. 2026-06-15
   days on market $115,000 Active 148 DOM
5. 2026-06-13
   days on market $115,000 Active 146 DOM
6. 2026-06-09
   days on market $115,000 Active 142 DOM
7. 2026-06-08
   days on market $115,000 Active 141 DOM
8. 2026-06-07
   days on market $115,000 Active 140 DOM
9. 2026-06-03
   days on market $115,000 Active 136 DOM
10. 2026-06-02
    days on market $115,000 Active 135 DOM
11. 2026-06-01
    days on market $115,000 Active 134 DOM
12. 2026-05-31
    days on market $115,000 Active 133 DOM
13. 2026-01-21
    historical $950
14. 2026-01-17
    listed $115,000 Active 601-char remark

    Show marketing remark (601 chars)

    Prime Las Vegas location just steps from the Sphere and minutes from the Strip! This first floor condo offers efficient, low-maintaince living in the heart of it all. Ideal for investors, Strip employees, or anyone looking for unbeatable convenience, this unit features a functional layout, comfortable living space, and easy ground level access with no stairs. Enjoy close proximity to world class entertainment, dining, casinos, and major employment centers while still tucked inside a residential community. Schedule your showing today and secure a property in one of Las Vegas' most dynamic areas.

15. 2025-11-12
    price $950
16. 2025-08-26
    listed $995
17. 2024-10-24
    historical $950
18. 2024-10-24
    listed $950
19. 2024-08-08
    historical $995
20. 2024-08-08
    listed $995
21. 2023-08-30
    historical
22. 2021-07-06
    soldstatus $78,000 Closed 386-char remark

    Show marketing remark (386 chars)

    GREAT LOCATION AND LOVELY COMMUNITY! OPEN & INVITING ENTRY WITH VERY SPACIOUS LIVING ROOM. COZY KITCHEN. WONDERFUL SIZE BEDROOM SPACIOUS WALK-IN CLOSET AND BATHROOM WITH TUB/SHOWER COMBO. CLOSE TO UNLV, VEGAS STRIP, NEW CONVENTION CENTER, MADISON SQUARE GARDEN SPHERE AND TONS OF NEW DEVELOPMENT! SIMPLY DRIVE AROUND THE AREA TO SEE IT! GREAT INVESTMENT PROPERTY AND RENTAL READY!

23. 2021-07-06
    soldstatus $78,000

    Show marketing remark (386 chars)

    GREAT LOCATION AND LOVELY COMMUNITY! OPEN & INVITING ENTRY WITH VERY SPACIOUS LIVING ROOM. COZY KITCHEN. WONDERFUL SIZE BEDROOM SPACIOUS WALK-IN CLOSET AND BATHROOM WITH TUB/SHOWER COMBO. CLOSE TO UNLV, VEGAS STRIP, NEW CONVENTION CENTER, MADISON SQUARE GARDEN SPHERE AND TONS OF NEW DEVELOPMENT! SIMPLY DRIVE AROUND THE AREA TO SEE IT! GREAT INVESTMENT PROPERTY AND RENTAL READY!

24. 2021-05-18
    status Pending 386-char remark

    Show marketing remark (386 chars)

    GREAT LOCATION AND LOVELY COMMUNITY! OPEN & INVITING ENTRY WITH VERY SPACIOUS LIVING ROOM. COZY KITCHEN. WONDERFUL SIZE BEDROOM SPACIOUS WALK-IN CLOSET AND BATHROOM WITH TUB/SHOWER COMBO. CLOSE TO UNLV, VEGAS STRIP, NEW CONVENTION CENTER, MADISON SQUARE GARDEN SPHERE AND TONS OF NEW DEVELOPMENT! SIMPLY DRIVE AROUND THE AREA TO SEE IT! GREAT INVESTMENT PROPERTY AND RENTAL READY!

25. 2021-05-01
    listed $80,000 Active 386-char remark

    Show marketing remark (386 chars)

    GREAT LOCATION AND LOVELY COMMUNITY! OPEN & INVITING ENTRY WITH VERY SPACIOUS LIVING ROOM. COZY KITCHEN. WONDERFUL SIZE BEDROOM SPACIOUS WALK-IN CLOSET AND BATHROOM WITH TUB/SHOWER COMBO. CLOSE TO UNLV, VEGAS STRIP, NEW CONVENTION CENTER, MADISON SQUARE GARDEN SPHERE AND TONS OF NEW DEVELOPMENT! SIMPLY DRIVE AROUND THE AREA TO SEE IT! GREAT INVESTMENT PROPERTY AND RENTAL READY!

26. 2021-04-16
    historical $80,000 386-char remark

    Show marketing remark (386 chars)

    GREAT LOCATION AND LOVELY COMMUNITY! OPEN & INVITING ENTRY WITH VERY SPACIOUS LIVING ROOM. COZY KITCHEN. WONDERFUL SIZE BEDROOM SPACIOUS WALK-IN CLOSET AND BATHROOM WITH TUB/SHOWER COMBO. CLOSE TO UNLV, VEGAS STRIP, NEW CONVENTION CENTER, MADISON SQUARE GARDEN SPHERE AND TONS OF NEW DEVELOPMENT! SIMPLY DRIVE AROUND THE AREA TO SEE IT! GREAT INVESTMENT PROPERTY AND RENTAL READY!

27. 2019-03-26
    soldstatus $53,000 Sold
28. 2019-03-26
    soldstatus $53,000
29. 2019-03-19
    historical Contingent Offer
30. 2019-03-07
    price $54,000
31. 2019-02-14
    listed $59,000 Active
32. 2016-05-19
    historical
33. 2015-11-20
    listed $45,000 Exclusive Right
34. 2007-07-20
    soldstatus $81,000
35. 2004-07-30
    soldstatus $50,000
36. 1998-05-05
    soldstatus $26,000
37. 1989-01-20
    soldstatus $28,000

ⓘ 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: $312 · $26/mo
• Projected year-2 tax: $678 · $57/mo
• Expected delta: +$366/yr (+$31/mo · 117.4%)

ⓘ 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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,772
• − Mortgage interest: −$6,442
• − Property taxes: −$312
• − Insurance: −$575
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − HOA: −$2,904
• − Depreciation: −$3,345
• Taxable income: $2,190
• Est. tax owed @ 24.0%: −$526
• After-tax cash flow: $3,276/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 — Paradise

• Score: 76/100
• State rank: #10
• US rank: #3494

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paradise, NV
• County: Clark County · 2,306,105 people
• City population: 227,885
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 22,171
• Household income: $40,904
• Rent vs Own: 80.7% rent · 19.3% own
• Severe rent burden: 2744.0

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 0.74)
• Race & ethnicity: Hispanic / Latino 33% White 30% Black 23% Two or more races 13% Asian 9% Native American 2%
• Hispanic origin (detail): Mexican 21% Cuban 5%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 30% · Canada, China
• Languages at home: 59% English-only · Spanish 27% Tagalog/Filipino 4% Other Asian/Pacific 3%

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: ▼ -136.91%
• Current HPI: 272.6449
• Rent YoY: ▼ -4.43%
• 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

+310.7% since first listed

25 events — show timeline

• 2026-01-21 Rental Removed $950 GLVAR
• 2026-01-17 Listed $115,000 GLVAR
• 2025-11-12 Price Changed $950 GLVAR
• 2025-08-26 Listed for Rent $995 GLVAR
• 2024-10-24 Rental Removed $950 GLVAR
• 2024-10-24 Listed for Rent $950 GLVAR
• 2024-08-08 Rental Removed $995 GLVAR
• 2024-08-08 Listed for Rent $995 GLVAR
• 2023-08-30 Rental Removed — GLVAR
• 2021-07-06 Sold (Public Records) $78,000 Public Records
• 2021-07-06 Sold (MLS) $78,000 GLVAR
• 2021-05-18 Pending — GLVAR
• 2021-05-01 Listed $80,000 GLVAR
• 2021-04-16 Coming Soon $80,000 GLVAR
• 2019-03-26 Sold (Public Records) $53,000 Public Records
• 2019-03-26 Sold (MLS) $53,000 GLVAR
• 2019-03-19 Contingent — GLVAR
• 2019-03-07 Price Changed $54,000 GLVAR
• 2019-02-14 Listed $59,000 GLVAR
• 2016-05-19 Listing Removed — GLVAR
• 2015-11-20 Listed $45,000 GLVAR
• 2007-07-20 Sold (Public Records) $81,000 Public Records
• 2004-07-30 Sold (Public Records) $50,000 Public Records
• 1998-05-05 Sold (Public Records) $26,000 Public Records
• 1989-01-20 Sold (Public Records) $28,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $312 · +7.0% YoY. Source: county tax records.