2627 S Lamb Blvd #280 · Sunrise Manor, NV 89121

$72,900

2 bd · 2.0 ba · 896 sqft · Manufactured · 303 Days on market

Built 2024

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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 +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Convenient carport
• Built 2024
• Listed 302 days

Tags

• SPACIOUS KITCHEN WITH ISLAND
• DEDICATED LAUNDRY ROOM
• CENTRAL AIR CONDITIONING
• CONVENIENT CARPORT

Property features AI

Finance

• Financial info: List price $72,900

Exterior

• Home design: Single-section, 2 bed 2 bath plan; Spec inventory (new construction)
• Construction: Living area approximately 896; Located at 2627 S Lamb Blvd #280, Las Vegas, NV 89121

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Dishwasher; Garbage disposal; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $73k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $64k (12.0% 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 soft (-0.1%/yr); 414 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 31% of the median local income ($56k/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 $504 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 303 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.96% ✓
• Cap rate: 16.54%
• Cash-on-cash: 36.58%
• DSCR: 2.63
• GRM: 4.3

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: 29.0%
• Equity multiple: 2.16×
• Total profit: $23,662
• Equity at exit: $10,870

10-year hold

• IRR: 34.5%
• Equity multiple: 3.72×
• Total profit: $55,580
• Equity at exit: $6,303

Cash invested: $20,412 (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 89121

• Rents YoY: -0.1%
• Active inventory: 414
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,425 high
• Mortgage (P&I): −$382
• Tax est. 1.5%: −$91 /mo · $1,094/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $622

Break-even live

Break-even rent $638

Max offer price $72,900

Occupancy floor 51%

Sensitivity live

Price	-10% $673	-5% $647	+0% $622	+5% $597	+10% $572
Rent	-10% $510	-5% $566	+0% $622	+5% $679	+10% $735
Rate	-1.0pp $659	-0.5pp $641	base $622	+0.5pp $603	+1.0pp $584

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: $18,225
• Closing costs: $2,187
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2627 S Lamb Blvd #81 Las Vegas, NV	2.0	2.0	1056	$1,939	$1.84	45d	1	0.03mi
2627 S Lamb Blvd #233 Las Vegas, NV	2.0	1.0	896	$1,669	$1.86	45d	1	0.03mi
3655 E Sahara Ave Las Vegas, NV	1.0–2.0	1.0	775	$1,260	$1.63	25d	10	0.42mi
111 Greenbriar Townhouse Way Las Vegas, NV	1.0	1.0	660	$1,295	$1.96	21d	1	0.64mi
4450 Karen Ave Las Vegas, NV	2.0	2.0	975	$1,432	$1.47	9d	11	0.66mi
3601 E Wyoming Ave Unit 236 Las Vegas, NV	2.0	2.0	924	$1,399	$1.51	12d	1	0.70mi
3601 E Wyoming Ave Spc 527 Las Vegas, NV	2.0	1.0	832	$1,679	$2.02	45d	1	0.70mi
3601 E Wyoming Ave Unit 411 Las Vegas, NV	2.0	2.0	896	$1,729	$1.93	45d	1	0.73mi
3601 E Wyoming Ave Unit 46 Las Vegas, NV	2.0	2.0	960	$1,749	$1.82	45d	1	0.73mi
4550 Karen Ave Las Vegas, NV	2.0–3.0	1.0–2.0	988	$1,215	$1.23	16d	11	0.77mi
4555 E Sahara Ave Las Vegas, NV	2.0	2.0	1073	$1,175	$1.10	45d	4	0.79mi
4555 E Sahara Ave Las Vegas, NV	2.0	2.0	1073	$1,188	$1.11	25d	3	0.79mi
2773 Sidewinder Ln Unit B Las Vegas, NV	2.0	2.0	918	$1,000	$1.09	19d	1	0.79mi
3210 S Sandhill Rd Las Vegas, NV	1.0–2.0	1.0–1.5	661	$1,391	$2.10	3d	12	0.79mi
2883 Wheelwright Dr Unit 1 Las Vegas, NV	2.0	2.0	918	$1,195	$1.30	9d	1	0.81mi
4555 E Sahara Ave #284 Las Vegas, NV	2.0	2.0	1073	$1,250	$1.16	9d	1	0.82mi
2771 S Mountain Vista St Unit B Las Vegas, NV	2.0	2.0	900	$1,099	$1.22	23d	1	0.83mi
4570 Carriage Park Dr Unit B Las Vegas, NV	2.0	2.0	918	$1,395	$1.52	19d	1	0.84mi
4591 Macher Way Unit D Las Vegas, NV	2.0	2.0	918	$1,100	$1.20	45d	1	0.84mi
4379 Hilldale Ave Las Vegas, NV	2.0	1.0	954	$1,485	$1.56	9d	1	0.86mi
4648 Krissylouise Way Las Vegas, NV	2.0	1.0	792	$1,240	$1.57	17d	1	0.89mi
2687 Aarondavid Dr Unit C Las Vegas, NV	2.0	1.0	774	$1,050	$1.36	9d	1	0.92mi
2687 Aarondavid Dr Unit C Las Vegas, NV	2.0	1.0	774	$1,050	$1.36	5d	1	0.92mi
4640 Vegas Valley Dr Las Vegas, NV	1.0–2.0	1.0–2.0	853	$1,340	$1.57	45d	1	0.93mi
4701 E Sahara Ave Las Vegas, NV	1.0–2.0	1.0	878	$1,325	$1.51	3d	9	0.93mi
3012 S Mountain Vista St Unit MV Condo Las Vegas, NV	2.0	1.0	828	$945	$1.14	45d	1	0.94mi
2686 Aarondavid Dr Unit C Las Vegas, NV	2.0	1.0	778	$1,100	$1.41	5d	1	0.94mi
2686 Aarondavid Dr Unit C Las Vegas, NV	2.0	1.0	778	$1,050	$1.35	21d	1	0.94mi
2686 Aarondavid Dr Unit B Las Vegas, NV	2.0	1.0	778	$1,150	$1.48	21d	1	0.94mi
2686 Aarondavid Dr Unit B Las Vegas, NV	2.0	1.0	778	$1,150	$1.48	23d	1	0.94mi
2704 Aarondavid Dr Unit C Las Vegas, NV	2.0	1.0	778	$1,075	$1.38	18d	1	0.94mi
2704 Aarondavid Dr Las Vegas, NV	2.0	1.0	778	$1,075	$1.38	17d	1	0.94mi
2704 Aarondavid Dr Unit A Las Vegas, NV	2.0	1.0	778	$1,075	$1.38	3d	1	0.94mi
2754 Aarondavid Dr Apt C Las Vegas, NV	2.0	1.0	778	$995	$1.28	13d	1	0.95mi
3356 Sylvia St Las Vegas, NV	2.0	1.0	731	$1,255	$1.72	25d	1	0.97mi
3356 Sylvia St Las Vegas, NV	2.0	1.0	731	$1,225	$1.68	4d	1	0.97mi
2674 Bryandouglas Dr Unit B Las Vegas, NV	2.0	1.0	778	$950	$1.22	25d	1	1.00mi
1755 Palm St Las Vegas, NV	1.0–2.0	1.0	775	$1,356	$1.75	4d	10	1.01mi
1341 Oahu St Unit B Las Vegas, NV	2.0	1.0	832	$1,275	$1.53	25d	1	1.09mi
1150 June Ave Las Vegas, NV	3.0	2.0	1096	$2,800	$2.55	45d	1	1.11mi

Listing history 13 events

1. 2026-06-21
   days on market $72,900 Active 303 DOM
2. 2026-06-18
   days on market $72,900 Active 300 DOM
3. 2026-06-17
   days on market $72,900 Active 299 DOM
4. 2026-06-16
   days on market $72,900 Active 298 DOM
5. 2026-06-15
   days on market $72,900 Active 297 DOM
6. 2026-06-13
   days on market $72,900 Active 295 DOM
7. 2026-06-09
   days on market $72,900 Active 291 DOM
8. 2026-06-08
   days on market $72,900 Active 290 DOM
9. 2026-06-08
   days on market $72,900 Active 289 DOM
10. 2026-06-03
    days on market $72,900 Active 285 DOM
11. 2026-06-02
    days on market $72,900 Active 284 DOM
12. 2026-06-01
    days on market $72,900 Active 283 DOM
13. 2026-05-31
    days on market $72,900 Active 282 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

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 14 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: $17,104
• − Mortgage interest: −$4,084
• − Property taxes: −$1,094
• − Insurance: −$364
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$2,121
• Taxable income: $6,705
• Est. tax owed @ 24.0%: −$1,609
• After-tax cash flow: $5,858/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: 227,885
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 68,406
• Household income: $55,758
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 4080.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 49% White 31% Two or more races 16% Black 11% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 30% Puerto Rican 1% Cuban 5%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 27% · Canada, Dominican Republic, Jamaica
• Languages at home: 57% English-only · Spanish 37% Tagalog/Filipino 2% 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: ▼ -241.85%
• Current HPI: 302.201
• Rent YoY: ▼ -0.10%
• 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