1111 N Lamb Blvd #125 · Las Vegas, NV 89110

$124,500

2 bd · 2.0 ba · 1,076 sqft · Manufactured · 7 Days on market

Manufactured home 55+ age-restricted Built 2026 Good condition $116/sqft · 54% below area

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Why this score? — see what drove the D 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 +14.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.9/5.0
• Appreciation +2.5/10.0
• Schools +1.2/10.0
• Manufactured-home adj. -3.7

Listing remarks

55+ age qualified community. Home is move in Ready. Make your new home in Villa Borega, a well-maintained, professionally managed manufactured home community! This is a 2022 2 bed/2 bath, 1076.40 sq. ft. home in a gorgeous neighborhood. Villa Borega is the perfect place to enjoy the laid-back Las Vegas lifestyle! Let us show you around the place! Call and schedule a viewing today! Villa Borega is a gated, 55+ community with resort style amenities including a heated pool, spa, fitness center, library and a dog park for your furry friends! Villa Borega is an active community with many events throughout the year and a friendly on-site management staff.

Key facts

• Gated community
• Fitness center
• Spa

Tags

• MOVE IN READY
• GATED COMMUNITY
• RESORT STYLE AMENITIES
• HEATED POOL
• SPA
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $124k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $25 ($297/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (10.0% below list).
• Recommended offer: $112k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.1% in Las Vegas — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#2 in NV, #1,723 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: 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.
• Zoned schools: Earl Ira J Es (math 11% / reading 15%, grade F, #364 of 402 statewide, top 91%, 623 students, 100% FRL); Robison Dell H Ms (math 4% / reading 17%, grade F, #105 of 109 statewide, top 97%, 760 students, 100% FRL); Eldorado Hs (math 8% / reading 16%, grade F, #117 of 131 statewide, top 91%, 2,084 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 30% district-wide (-18 pts) — the specific schools serving this property underperform the Clark County School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 383 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 65d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $861 of loan paydown is wiped out by about $4k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,048 (10.0% 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. 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (median comp): $270,000
• List price: $124,500
• Delta: -53.89%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1501 Linnbaker Ln #202	0.40mi	2/2.0	1,047 (-3%)	0mo	$189,000	$181	77
1208 Sandy Cove St	0.47mi	3/2.0 (+1)	988 (-8%)	1mo	$275,000	$278	58
4417 Cool Valley Dr	0.57mi	2/2.0	948 (-12%)	1mo	$255,000	$269	53
3623 Via Alamo Ave	1.20mi	3/2.5 (+1)	1,108 (+3%)	1mo	$320,000	$289	52
3205 Mary Ann Ave	1.38mi	3/2.0 (+1)	1,149 (+7%)	1mo	$385,000	$335	48
3948 New Hope Way	0.81mi	3/2.0 (+1)	1,152 (+7%)	0mo	$360,000	$313	48
3717 Perliter Ave	1.30mi	2/2.0	1,273 (+18%)	0mo	$345,000	$271	40
3636 Via Del Robles Ave	1.16mi	3/2.5 (+1)	1,195 (+11%)	1mo	$338,000	$283	39
3420 Taylor Ave	1.43mi	3/2.0 (+1)	1,233 (+15%)	0mo	$320,000	$260	35
3609 Park Oliver Dr	1.04mi	3/2.0 (+1)	1,236 (+15%)	1mo	$382,000	$309	35
1933 Metamora St	0.75mi	3/2.5 (+1)	1,238 (+15%)	1mo	$345,000	$279	32
1301 Harriet St	1.23mi	3/1.0 (+1)	1,286 (+20%)	1mo	$245,000	$191	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.43×
• Total profit: $-19,938
• Equity at exit: $18,563

10-year hold

• IRR: -10.3%
• Equity multiple: 0.41×
• Total profit: $-20,701
• Equity at exit: $10,764

Cash invested: $34,860 (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 →

Active competition Active MLS

• For sale now: 26 active · 1 under contract
• Median asking: $55,000 ($53/sqft)
• Median days on market: 60 d
• This list price: 73% of active listings are priced below it
• ARV vs active asking: +371.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 89110

• Rents YoY: 1.8%
• Active inventory: 383
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,120 high
• Mortgage (P&I): −$653
• Tax est. 1.5%: −$156 /mo · $1,868/yr
• Insurance: −$52
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $25

Break-even live

Break-even rent $1,089

Max offer price $124,500

Occupancy floor 93%

Sensitivity live

Price	-10% $111	-5% $68	+0% $25	+5% $-18	+10% $-61
Rent	-10% $-64	-5% $-19	+0% $25	+5% $69	+10% $113
Rate	-1.0pp $87	-0.5pp $56	base $25	+0.5pp $-7	+1.0pp $-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: $31,125
• Closing costs: $3,735
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1111 N Lamb Blvd Spc 102 Las Vegas, NV	3.0	2.0	1344	$1,399	$1.04	76d	1	0.03mi
1111 N Lamb Blvd #209 Las Vegas, NV	3.0	2.0	1310	$1,399	$1.07	98d	1	0.03mi
1111 N Lamb Blvd #125 Las Vegas, NV	2.0	2.0	1076	$1,299	$1.21	113d	1	0.03mi
1111 N Lamb Blvd Spc 188 Las Vegas, NV	3.0	2.0	1123	$1,349	$1.20	94d	1	0.03mi
1412 Autumn Glen Cir Las Vegas, NV	3.0	2.0	1480	$1,750	$1.18	10d	1	0.09mi
1412 Autumn Glen Cir Las Vegas, NV	3.0	2.0	1480	$1,750	$1.18	7d	1	0.09mi
1111 N Lamb Blvd Spc 128 Las Vegas, NV	3.0	2.0	1344	$1,399	$1.04	10d	1	0.10mi
1401 N Lamb Blvd Las Vegas, NV	2.0–3.0	2.0	1018	$1,267	$1.24	0d	14	0.14mi
899 Slumpstone Way Las Vegas, NV	2.0	1.5	1102	$1,400	$1.27	42d	1	0.23mi
894 Rhinegold Way Las Vegas, NV	2.0	1.5	1116	$1,235	$1.11	82d	1	0.24mi
1492 N Lamb Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	861	$1,649	$1.91	0d	11	0.24mi
882 Ripple Way Las Vegas, NV	2.0	1.5	1116	$1,499	$1.34	119d	1	0.24mi
870 Flagstone Way Las Vegas, NV	2.0	1.5	1102	$1,450	$1.32	119d	1	0.26mi
859 Rhinegold Way Las Vegas, NV	2.0	1.5	1102	$1,300	$1.18	10d	1	0.27mi
4302 Lynnann Dr Las Vegas, NV	2.0	1.5	952	$1,350	$1.42	139d	1	0.32mi
4221 Middlesex Ave Unit C Las Vegas, NV	2.0	1.0	800	$1,200	$1.50	7d	1	0.33mi
917 Bridgewater St Las Vegas, NV	2.0	1.0	749	$995	$1.33	42d	1	0.37mi
1440 Jamielinn Ln #102 Las Vegas, NV	2.0	2.0	1047	$1,150	$1.10	100d	1	0.39mi
1400 Jamielinn Ln #104 Las Vegas, NV	3.0	2.0	1197	$1,750	$1.46	67d	1	0.39mi
1400 Jamielinn Ln #104 Las Vegas, NV	3.0	2.0	1197	$1,600	$1.34	6d	1	0.39mi
1420 Jamielinn Ln #101 Las Vegas, NV	2.0	2.0	1081	$1,150	$1.06	10d	1	0.40mi
1521 Linnbaker Ln #203 Las Vegas, NV	3.0	2.0	1197	$1,740	$1.45	10d	1	0.40mi
1700 N Lamb Blvd Las Vegas, NV	2.0	2.0	989	$1,475	$1.49	5d	5	0.41mi
4156 Abrams Ave Las Vegas, NV	3.0	2.0	1005	$1,700	$1.69	139d	1	0.43mi
825 Hyattsville St Las Vegas, NV	3.0	2.0	1080	$1,695	$1.57	10d	1	0.43mi
1520 Jamielinn Ln Las Vegas, NV	2.0	2.0	1081	$695	$0.64	10d	1	0.43mi
4760 E Van Buren Ave Las Vegas, NV	2.0	1.0	992	$1,800	$1.81	5d	1	0.51mi
4105 Abrams Ave Las Vegas, NV	3.0	2.5	1400	$2,094	$1.50	139d	1	0.52mi
4139 Mark Twain Ct Las Vegas, NV	3.0	2.5	1308	$1,750	$1.34	82d	1	0.52mi
4465 Halbert Ave Las Vegas, NV	3.0	2.0	1378	$1,450	$1.05	70d	1	0.54mi
4125 Kemble Ct Las Vegas, NV	3.0	2.5	1308	$1,800	$1.38	40d	1	0.56mi
4375 Pittsfield St Las Vegas, NV	3.0	2.0	1137	$2,000	$1.76	64d	1	0.57mi
1615 Legato Falls St Las Vegas, NV	3.0	2.5	1400	$1,800	$1.29	10d	1	0.58mi
1400 Henry Ave Unit D Las Vegas, NV	2.0	1.0	898	$915	$1.02	139d	1	0.58mi
1754 Victor Hugo Ln Las Vegas, NV	3.0	2.5	1436	$1,700	$1.18	4d	1	0.59mi
4220 E Tonopah Ave Apt 204 Las Vegas, NV	2.0	1.0	900	$1,000	$1.11	139d	1	0.61mi
4633 Solar Eclipse Dr Las Vegas, NV	3.0	2.5	1370	$1,900	$1.39	42d	1	0.61mi
3980 E Owens Ave Unit 206 Las Vegas, NV	2.0	2.0	880	$1,400	$1.59	139d	1	0.61mi
3980 E Owens Ave Unit 122 Las Vegas, NV	2.0	2.0	880	$1,450	$1.65	139d	1	0.61mi
4770 E Owens Ave Las Vegas, NV	1.0–2.0	1.0–2.0	915	$1,559	$1.70	82d	7	0.63mi

Listing history 3 events

1. 2026-06-02
   days on market $124,500 Active 7 DOM
2. 2026-06-01
   days on market $124,500 Active 6 DOM
3. 2026-05-31
   days on market $124,500 Active 5 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: $13,446
• − Mortgage interest: −$6,974
• − Property taxes: −$1,868
• − Insurance: −$622
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$3,622
• Taxable loss: −$1,791
• Est. tax savings @ 24.0%: +$430
• After-tax cash flow: $727/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 · 21 photos

Good 80/100 Cosmetic rehab Est. rehab $5,380–$16,140 screening

This move-in-ready manufactured home in a well-maintained community offers a fresh, updated interior and exterior with no visible repairs needed.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New outdoor lighting — Enhances curb appeal and safety ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 12/100

Zoned Schools

Elementary Earl Ira J Es F NV #364/402 Nat'l #37,536/41,679 Middle Robison Dell H Ms F NV #105/109 Nat'l #13,275/14,009 High Eldorado Hs F NV #117/131 Nat'l #15,857/17,239

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

A Composite livability gradescore 80/100

Livability — Las Vegas

• Score: 80/100
• State rank: #2
• US rank: #1723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Las Vegas, NV
• County: Clark County · 2,504,101 people
• City population: 1,643,591
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 69,107
• Household income: $61,001
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 19% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Hispanic / Latino 63% White 20% Two or more races 18% Black 8% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 52% Cuban 3%
• Common ancestry: Lithuanian 1% Italian 1% Romanian 1%
• Foreign-born: 31% · Canada
• Languages at home: 42% English-only · Spanish 53% Tagalog/Filipino 2% Other Asian/Pacific 1%

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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: ▼ -165.11%
• Current HPI: 299.1815
• Rent YoY: ▲ 1.78%
• Metro: Las Vegas-Henderson-Paradise, NV
• State GDP YoY: ▲ 3.08%
• F500 in state: 6

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Industry mix (Fortune 500 HQ in NV)

Industry	F500 HQs	Revenue
▸Hotels / Casinos	3	$36B

Price history

+0.0% since first listed

2 events — show timeline

• 2026-06-05 Rental Removed $1,299 ZUMPER1
• 2026-05-28 Listed for Rent $1,299 ZUMPER1