3601 E Wyoming Ave #411 · Sunrise Manor, NV 89104

$73,900

2 bd · 2.0 ba · 896 sqft · SingleFamily · 22 Days on market

Built 2026 Excellent 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
• Condition / age +4.8/5.0
• Livability +2.9/5.0
• Rent growth +2.8/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks

This brand new 2 bedroom, 2 bathroom home offers a modern layout and comfortable living within the Maycliff Estates community. The open concept floor plan connects the kitchen and living area, creating a functional space for everyday living. The home includes two well-sized bedrooms, two full bathrooms, a dedicated laundry area, and central heating and air conditioning for year round comfort. Covered parking is also available. Community Amenities Include: Heated swimming pool and indoor jacuzzi Newly renovated clubhouse Pickleball court Barbecue area and outdoor seating Onsite community management Pet friendly environment

Key facts

• Covered parking
• Indoor jacuzzi
• Modern layout

Tags

• MODERN LAYOUT
• OPEN CONCEPT FLOOR PLAN
• DEDICATED LAUNDRY AREA
• COVERED PARKING
• HEATED SWIMMING POOL
• INDOOR JACUZZI

Property features AI

Finance

• Financial info: List price $73,900

Exterior

• Home design: 2 Bed 2 Bath single section plan; Spec inventory type
• Construction: Living area approximately 896
• Exterior features: Unit located at 3601 E Wyoming Ave #411, Las Vegas, NV 89104

Interior

• Kitchen: Includes dishwasher, disposal, and refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Dishwasher; Disposal; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $74k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $73k (1.5% below list) — sets the bar for market timing.

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 34% 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 $511 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 + 1.2% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,791 (1.5% below list)

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 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.00% ✓
• Cap rate: 16.93%
• Cash-on-cash: 37.98%
• DSCR: 2.69
• GRM: 4.2

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: 32.0%
• Equity multiple: 2.31×
• Total profit: $27,104
• Equity at exit: $11,019

10-year hold

• IRR: 38.0%
• Equity multiple: 4.23×
• Total profit: $66,902
• Equity at exit: $6,390

Cash invested: $20,692 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,475 high
• Mortgage (P&I): −$388
• Tax est. 1.5%: −$92 /mo · $1,108/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $655

Break-even live

Break-even rent $646

Max offer price $73,900

Occupancy floor 51%

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: $18,475
• Closing costs: $2,217
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3601 E Wyoming Ave Spc 527 Las Vegas, NV	2.0	1.0	832	$1,679	$2.02	44d	1	0.02mi
3601 E Wyoming Ave Unit 236 Las Vegas, NV	2.0	2.0	924	$1,399	$1.51	11d	1	0.02mi
3601 E Wyoming Ave Unit 46 Las Vegas, NV	2.0	2.0	960	$1,749	$1.82	44d	1	0.02mi
3601 E Wyoming Ave Unit 411 Las Vegas, NV	2.0	2.0	896	$1,729	$1.93	44d	1	0.02mi
1341 Oahu St Unit B Las Vegas, NV	2.0	1.0	832	$1,275	$1.53	24d	1	0.39mi
3655 E Sahara Ave Las Vegas, NV	1.0–2.0	1.0	775	$1,260	$1.63	24d	10	0.39mi
1150 June Ave Las Vegas, NV	3.0	2.0	1096	$2,800	$2.55	44d	1	0.40mi
1755 Palm St Las Vegas, NV	1.0–2.0	1.0	775	$1,356	$1.75	3d	10	0.41mi
3411 Center Dr Las Vegas, NV	2.0	2.0	1037	$1,225	$1.18	24d	1	0.52mi
3411 Center Dr Unit A Las Vegas, NV	2.0	2.0	1034	$1,225	$1.18	20d	1	0.52mi
2627 S Lamb Blvd #233 Las Vegas, NV	2.0	1.0	896	$1,669	$1.86	44d	1	0.68mi
2627 S Lamb Blvd #81 Las Vegas, NV	2.0	2.0	1056	$1,939	$1.84	44d	1	0.68mi
53 Maya St Las Vegas, NV	3.0	1.0	1018	$1,695	$1.67	44d	1	0.72mi
2800 Fremont St Las Vegas, NV	2.0	1.0–2.0	771	$1,660	$2.15	4d	11	1.01mi
277 N Lamb Blvd Unit C Las Vegas, NV	2.0	2.0	978	$1,100	$1.12	2d	1	1.14mi
277 N Lamb Blvd Las Vegas, NV	2.0	2.0	978	$1,195	$1.22	12d	1	1.14mi
2416 Clifford Ave Unit 119 Las Vegas, NV	2.0	1.0	730	$995	$1.36	24d	1	1.14mi
4220 Stewart Ave Las Vegas, NV	1.0	1.0	550	$940	$1.71	44d	1	1.18mi
4450 Karen Ave Las Vegas, NV	2.0	2.0	975	$1,432	$1.47	8d	11	1.20mi
259 N Lamb Blvd Unit A Las Vegas, NV	2.0	2.0	984	$1,285	$1.31	8d	1	1.22mi
2137 E Saint Louis Ave Las Vegas, NV	3.0	1.0	1028	$1,700	$1.65	44d	1	1.22mi
4555 E Sahara Ave Las Vegas, NV	2.0	2.0	1073	$1,175	$1.10	44d	4	1.24mi
4555 E Sahara Ave Las Vegas, NV	2.0	2.0	1073	$1,188	$1.11	24d	3	1.24mi
76 N 27th St Unit B Las Vegas, NV	2.0	2.0	1088	$1,150	$1.06	11d	1	1.25mi
4555 E Sahara Ave #284 Las Vegas, NV	2.0	2.0	1073	$1,250	$1.16	8d	1	1.25mi
111 Greenbriar Townhouse Way Las Vegas, NV	1.0	1.0	660	$1,295	$1.96	20d	1	1.27mi
2937 Stewart Ave Unit 1 Las Vegas, NV	2.0	2.0	970	$950	$0.98	44d	1	1.28mi
4550 Karen Ave Las Vegas, NV	2.0–3.0	1.0–2.0	988	$1,215	$1.23	15d	11	1.29mi
457 N Lamb Blvd Unit B Las Vegas, NV	1.0	1.0	599	$1,000	$1.67	20d	1	1.30mi
429 N Lamb Blvd Las Vegas, NV	1.0	1.0	599	$1,500	$2.50	44d	1	1.33mi
2129 Ballard Dr Las Vegas, NV	2.0	1.0	769	$1,300	$1.69	24d	1	1.33mi
425 N Lamb Blvd Las Vegas, NV	1.0	1.0	599	$1,500	$2.50	44d	1	1.35mi
4701 E Sahara Ave Las Vegas, NV	1.0–2.0	1.0	878	$1,325	$1.51	2d	9	1.36mi
2773 Sidewinder Ln Unit B Las Vegas, NV	2.0	2.0	918	$1,000	$1.09	18d	1	1.36mi
2900 Marlin Ave Unit B Las Vegas, NV	2.0	1.0	750	$1,175	$1.57	44d	1	1.38mi
4648 Krissylouise Way Las Vegas, NV	2.0	1.0	792	$1,240	$1.57	16d	1	1.38mi
4700 E Charleston Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	935	$1,198	$1.28	24d	15	1.39mi
3135 S Mojave Rd Las Vegas, NV	1.0–2.0	1.0–2.0	855	$1,728	$2.02	3d	10	1.39mi
405 N Lamb Blvd Las Vegas, NV	1.0	1.0	599	$1,000	$1.67	44d	1	1.39mi
2771 S Mountain Vista St Unit B Las Vegas, NV	2.0	2.0	900	$1,099	$1.22	22d	1	1.40mi

Listing history 12 events

1. 2026-06-18
   days on market $73,900 Active 22 DOM
2. 2026-06-17
   days on market $73,900 Active 21 DOM
3. 2026-06-16
   days on market $73,900 Active 20 DOM
4. 2026-06-15
   days on market $73,900 Active 19 DOM
5. 2026-06-13
   days on market $73,900 Active 17 DOM
6. 2026-06-09
   days on market $73,900 Active 13 DOM
7. 2026-06-08
   days on market $73,900 Active 12 DOM
8. 2026-06-08
   days on market $73,900 Active 11 DOM
9. 2026-06-03
   days on market $73,900 Active 7 DOM
10. 2026-06-02
    days on market $73,900 Active 6 DOM
11. 2026-06-01
    days on market $73,900 Active 5 DOM
12. 2026-05-31
    days on market $73,900 Active 4 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,705
• − Mortgage interest: −$4,140
• − Property taxes: −$1,108
• − Insurance: −$370
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$2,150
• Taxable income: $7,105
• Est. tax owed @ 24.0%: −$1,705
• After-tax cash flow: $6,153/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

Excellent 95/100 None rehab

This brand new home in the Maycliff Estates community is move-in ready with modern amenities and a well-maintained exterior. Minor updates to the exterior and interior could further enhance its value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New window treatments — Enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New window treatments — Enhances curb appeal and interior aesthetics ↑

ⓘ 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): 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