3 Bed 2 Bath Single Section Plan · Sunrise Manor, NV 89104

$102,900

3 bd · 2.0 ba · 1,344 sqft · SingleFamily · 13 Days on market

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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
• Rent growth +2.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience comfort, convenience, and connection at Maycliff Estates, a premier 55+ community nestled in the vibrant city of Las Vegas, Nevada. Designed with your lifestyle in mind, Maycliff Estates offers everything you need to enjoy a relaxing and fulfilling retirement. Unwind in our beautifully maintained neighborhood featuring a heated pool, soothing spa, and a newly remodeled clubhouse - the perfect place to gather with friends, attend community events, or simply enjoy the day. Whether you're a year-round resident or a seasonal snowbird, Maycliff Estates makes it easy to feel right at home. Our ideal location puts you close to all the excitement of Las Vegas while offering the peaceful

Key facts

• Ideal location
• Private community
• Soothing spa

Tags

• HEATED POOL
• SOOTHING SPA
• NEWLY REMODELED CLUBHOUSE
• PRIVATE COMMUNITY
• IDEAL LOCATION

Property features AI

Finance

• Financial info: Listing status: Active; List price: $102,900

Exterior

• Home design: Single-section home; Plan name: 3 Bed 2 Bath Single Section; Address: 3601 E Wyoming Ave, Las Vegas NV 89104

Interior

• Bedrooms: Three bedrooms
• Bathrooms: Two full bathrooms
• Interior features: Plan listing for a 3 bed 2 bath single-section home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $103k).

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 38% 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 $711 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.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

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 $102,900

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: 1.59% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.14%
• DSCR: 2.07
• GRM: 5.2

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: 15.3%
• Equity multiple: 1.60×
• Total profit: $17,329
• Equity at exit: $15,343

10-year hold

• IRR: 22.6%
• Equity multiple: 2.77×
• Total profit: $51,100
• Equity at exit: $8,897

Cash invested: $28,812 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$540
• Tax est. 1.5%: −$129 /mo · $1,544/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $580

Break-even live

Break-even rent $900

Max offer price $102,900

Occupancy floor 60%

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: $25,725
• Closing costs: $3,087
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3601 E Wyoming Ave Spc 526 Las Vegas, NV	3.0	2.0	1344	$1,999	$1.49	43d	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 411 Las Vegas, NV	2.0	2.0	896	$1,729	$1.93	43d	1	0.02mi
3601 E Wyoming Ave Unit 46 Las Vegas, NV	2.0	2.0	960	$1,749	$1.82	43d	1	0.02mi
3655 E Sahara Ave Las Vegas, NV	1.0–2.0	1.0	775	$1,260	$1.63	23d	10	0.39mi
3669 Waikiki Ave Las Vegas, NV	3.0	2.0	1300	$1,568	$1.21	23d	1	0.40mi
1150 June Ave Las Vegas, NV	3.0	2.0	1096	$2,800	$2.55	43d	1	0.40mi
1755 Palm St Las Vegas, NV	1.0–2.0	1.0	775	$1,356	$1.75	2d	10	0.41mi
2398 Swifton Ct Las Vegas, NV	3.0	2.0	1564	$1,945	$1.24	7d	1	0.52mi
2398 Swifton Ct Unit N/A Las Vegas, NV	3.0	2.5	1564	$1,945	$1.24	7d	1	0.52mi
3411 Center Dr Las Vegas, NV	2.0	2.0	1037	$1,225	$1.18	23d	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 #81 Las Vegas, NV	2.0	2.0	1056	$1,939	$1.84	43d	1	0.68mi
2627 S Lamb Blvd #233 Las Vegas, NV	2.0	1.0	896	$1,669	$1.86	43d	1	0.68mi
2639 Jacyra Ave Las Vegas, NV	3.0	2.5	1550	$1,840	$1.19	10d	1	0.71mi
53 Maya St Las Vegas, NV	3.0	1.0	1018	$1,695	$1.67	43d	1	0.72mi
2627 S Lamb Blvd #141 Las Vegas, NV	3.0	2.0	1344	$1,899	$1.41	43d	1	0.78mi
2800 Fremont St Las Vegas, NV	2.0	1.0–2.0	771	$1,660	$2.15	3d	11	1.01mi
426 Greenbriar Townhouse Way Las Vegas, NV	2.0	1.5	1320	$1,595	$1.21	43d	1	1.04mi
2938 E Karen Ave Unit 3 Las Vegas, NV	2.0	1.5	1200	$1,325	$1.10	7d	1	1.11mi
2938 Karen Ave Unit 1 Las Vegas, NV	3.0	2.0	1450	$1,275	$0.88	7d	1	1.11mi
656 Greenbriar Townhouse Way Las Vegas, NV	2.0	2.5	1320	$1,600	$1.21	43d	1	1.11mi
641 E Pecos Way Unit 1 Las Vegas, NV	2.0	2.5	1320	$1,550	$1.17	7d	1	1.13mi
277 N Lamb Blvd Unit C Las Vegas, NV	2.0	2.0	978	$1,100	$1.12	1d	1	1.14mi
277 N Lamb Blvd Las Vegas, NV	2.0	2.0	978	$1,195	$1.22	12d	1	1.14mi
210 Greenbriar Townhouse Way Las Vegas, NV	2.0	2.5	1320	$1,550	$1.17	43d	1	1.18mi
4450 Karen Ave Las Vegas, NV	2.0	2.0	975	$1,432	$1.47	7d	11	1.20mi
157 Pecos Way Las Vegas, NV	2.0	1.5	1320	$1,400	$1.06	23d	1	1.22mi
259 N Lamb Blvd Unit A Las Vegas, NV	2.0	2.0	984	$1,285	$1.31	7d	1	1.22mi
2137 E Saint Louis Ave Las Vegas, NV	3.0	1.0	1028	$1,700	$1.65	43d	1	1.22mi
2898 Pacific Ave Unit N/A Las Vegas, NV	3.0	2.0	1464	$2,000	$1.37	20d	1	1.24mi
4555 E Sahara Ave Las Vegas, NV	2.0	2.0	1073	$1,175	$1.10	43d	4	1.24mi
4555 E Sahara Ave Las Vegas, NV	2.0	2.0	1073	$1,188	$1.11	23d	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	7d	1	1.25mi
4417 Berkley Ave Las Vegas, NV	3.0	2.0	1296	$1,650	$1.27	23d	1	1.28mi
2937 Stewart Ave Unit 1 Las Vegas, NV	2.0	2.0	970	$950	$0.98	43d	1	1.28mi
4550 Karen Ave Las Vegas, NV	2.0–3.0	1.0–2.0	988	$1,510	$1.53	14d	11	1.29mi
3128 Kennewick Dr Las Vegas, NV	3.0	2.0	1551	$1,900	$1.23	43d	1	1.30mi
2967 Ferndale St Las Vegas, NV	3.0	2.0	1134	$1,835	$1.62	23d	1	1.32mi

Listing history 9 events

1. 2026-06-18
   days on market $102,900 Active 13 DOM
2. 2026-06-17
   days on market $102,900 Active 12 DOM
3. 2026-06-16
   days on market $102,900 Active 11 DOM
4. 2026-06-15
   days on market $102,900 Active 10 DOM
5. 2026-06-13
   days on market $102,900 Active 8 DOM
6. 2026-06-09
   days on market $102,900 Active 4 DOM
7. 2026-06-08
   days on market $102,900 Active 3 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $102,900 Active 2 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: $19,606
• − Mortgage interest: −$5,764
• − Property taxes: −$1,544
• − Insurance: −$514
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$2,993
• Taxable income: $5,654
• Est. tax owed @ 24.0%: −$1,357
• After-tax cash flow: $5,599/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