1417 Elizabeth Ave #4 · Paradise, NV 89119

$164,000

2 bd · 1.0 ba · 792 sqft · Condo public records · 33 Days on market

Built 1972 $300/mo HOA · 19% of rent

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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 +13.2/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely 2 Bed - 1 bath condo on 2nd floor * close to Bus Line, shopping & 5 miles from the Strip * across from UNLV * carport has private entrance to unit.

Key facts

• Quartz countertops
• Community pool
• Breakfast bar

Tags

• OPEN KITCHEN LOUNGE ROOM
• SOUTH FACING ORIENTATION
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• BREAKFAST BAR
• COMMUNITY POOL

Property features AI

Finance

• Financial info: Annual tax amount listed
• HOA & community: Homeowners association (University Crest); Association fee $300 monthly; Fee includes association management; Community amenities: clubhouse, barbecue, park, pool

Exterior

• Parking: Attached covered carport; Assigned parking; Open parking; 1 carport space
• Security: None listed
• Utilities: Electricity available; Public water; Public sewer; No photovoltaics
• Home design: Single family property; 2 stories; Faces west; Resale condition; Attached property
• Construction: Composition/shingle roof; Resale construction
• Exterior features: Desert landscaping; Landscaped; Community pool

Interior

• Kitchen: Breakfast bar/counter; Quartz countertops; Stainless steel appliances; Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Laminate; Linoleum; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fans; Unfurnished
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Laundry closet; Laundry on upper level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $164k.

Deal economics

• At list price, monthly cash flow is $-3 ($-37/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (1.7% below list).
• Recommended offer: $159k (3.0% 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 soft (-1.8%/yr); 199 active listings in the ZIP; 29 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 41% of the median local income ($47k/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 $1k of loan paydown is wiped out by about $5k 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 33 days — a 3% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 $77k; list at $164k implies a 113% gain — meaningful room to come down on a strong offer.

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 $159,080 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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?
10. 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.
11. 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.
12. 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: 0.98% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 8.5

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: -20.2%
• Equity multiple: 0.32×
• Total profit: $-31,380
• Equity at exit: $24,453

10-year hold

• IRR: -23.2%
• Equity multiple: 0.01×
• Total profit: $-45,374
• Equity at exit: $14,180

Cash invested: $45,920 (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 89119

• Rents YoY: -1.8%
• Active inventory: 199
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$860
• Tax from tax record: −$48 /mo · $576/yr
• Insurance: −$68
• HOA: −$300
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-3

Break-even live

Break-even rent $1,616

Max offer price $163,463

Occupancy floor 95%

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1481 Lorilyn Ave #4 Las Vegas, NV	1.0	1.0	792	$1,835	$2.32	43d	1	0.14mi
1577 Elizabeth Ave #1 Las Vegas, NV	2.0	2.0	1064	$1,600	$1.50	43d	1	0.16mi
4700 S Maryland Pkwy Las Vegas, NV	1.0	1.0	409	$1,382	$3.37	43d	48	0.20mi
1635 E Tropicana Ave Las Vegas, NV	3.0	1.0–3.0	832	$2,085	$2.50	2d	68	0.23mi
4801 Spencer St Las Vegas, NV	1.0–3.0	1.0–2.0	1072	$1,548	$1.44	43d	14	0.27mi
5045 Spencer St Unit B Las Vegas, NV	2.0	1.5	828	$1,610	$1.94	43d	1	0.44mi
5187 Caliente St #96 Las Vegas, NV	2.0	2.0	994	$1,595	$1.60	43d	1	0.50mi
2220 Pine Breeze Ln #101 Las Vegas, NV	1.0	1.0	758	$1,100	$1.45	7d	1	0.81mi
5064 Jeffreys St #201 Las Vegas, NV	2.0	2.0	1000	$1,300	$1.30	23d	1	0.86mi
1061 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	967	$2,203	$2.28	14d	35	0.89mi
4330 Channel 10 Dr Las Vegas, NV	1.0–2.0	1.0–2.0	807	$1,925	$2.39	12d	27	0.91mi
4255 Channel 10 Dr Las Vegas, NV	1.0–3.0	1.0–2.0	899	$1,488	$1.66	2d	7	0.96mi
4775 Topaz St Las Vegas, NV	1.0–3.0	1.0–2.0	1022	$1,284	$1.26	2d	11	1.03mi
4330 S Eastern Ave Las Vegas, NV	3.0	1.0–2.0	802	$1,491	$1.86	2d	8	1.03mi
4150 Channel 10 Dr Las Vegas, NV	1.0	1.0	600	$1,245	$2.08	1d	2	1.05mi
2568 Paradise Village Way Las Vegas, NV	2.0	1.0	920	$1,275	$1.39	4d	1	1.11mi
4770 Topaz St #6 Las Vegas, NV	2.0	1.5	928	$1,350	$1.45	23d	1	1.11mi
4770 Topaz St #37 Las Vegas, NV	2.0	2.5	928	$1,395	$1.50	3d	1	1.12mi
4770 S Topaz St Las Vegas, NV	2.0	1.5	986	$1,785	$1.81	23d	1	1.13mi
4770 Topaz St #50 Las Vegas, NV	2.0	2.0	928	$1,300	$1.40	23d	1	1.14mi
818 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.5	1158	$2,895	$2.50	2d	34	1.17mi
1700 E Viking Rd Las Vegas, NV	2.0	2.0	1085	$1,662	$1.53	43d	3	1.19mi
1601 E Katie Ave Las Vegas, NV	1.0–2.0	1.0–2.0	809	$1,852	$2.29	43d	13	1.24mi
3930 University Center Dr Las Vegas, NV	2.0	2.0–3.0	1200	$1,725	$1.44	43d	2	1.24mi
4960 Harrison Dr #107 Las Vegas, NV	1.0	1.0	616	$1,200	$1.95	7d	1	1.27mi
4050 Pacific Harbors Dr Las Vegas, NV	2.0–3.0	2.0	1022	$1,250	$1.22	4d	3	1.40mi
4050 Pacific Harbors Dr Las Vegas, NV	2.0	2.0	991	$1,642	$1.66	43d	2	1.40mi
5150 Mandalay Springs Dr #203 Las Vegas, NV	2.0	2.0	1020	$1,294	$1.27	23d	1	1.45mi
4674 Monterey Cir #1 Las Vegas, NV	2.0	1.0	1000	$1,750	$1.75	43d	1	1.46mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $164,000 Active 33 DOM
2. 2026-06-17
   days on market $164,000 Active 32 DOM
3. 2026-06-16
   days on market $164,000 Active 31 DOM
4. 2026-06-15
   pricedays on market $164,000 Active 30 DOM
5. 2026-06-13
   days on market $165,000 Active 28 DOM
6. 2026-06-09
   days on market $165,000 Active 24 DOM
7. 2026-06-08
   days on market $165,000 Active 23 DOM
8. 2026-06-07
   days on market $165,000 Active 22 DOM
9. 2026-06-03
   days on market $165,000 Active 18 DOM
10. 2026-06-02
    days on market $165,000 Active 17 DOM
11. 2026-06-01
    days on market $165,000 Active 16 DOM
12. 2026-05-31
    days on market $165,000 Active 15 DOM
13. 2026-05-16
    listed $165,000 Active
14. 2025-09-25
    historical $1,000
15. 2025-09-24
    listed $1,000
16. 2025-09-23
    historical $1,000
17. 2025-09-12
    price $1,000
18. 2025-09-06
    listed $1,100
19. 2025-09-06
    historical $1,100
20. 2025-09-05
    price $1,100
21. 2025-08-30
    listed $1,200
22. 2017-05-19
    soldstatus $77,000 Sold 160-char remark

    Show marketing remark (160 chars)

    Lovely 2 Bed - 1 bath condo on 2nd floor * close to Bus Line, shopping & 5 miles from the Strip * across from UNLV * carport has private entrance to unit.

23. 2017-05-19
    soldstatus $77,000

    Show marketing remark (160 chars)

    Lovely 2 Bed - 1 bath condo on 2nd floor * close to Bus Line, shopping & 5 miles from the Strip * across from UNLV * carport has private entrance to unit.

24. 2017-05-07
    status Pending 160-char remark

    Show marketing remark (160 chars)

    Lovely 2 Bed - 1 bath condo on 2nd floor * close to Bus Line, shopping & 5 miles from the Strip * across from UNLV * carport has private entrance to unit.

25. 2017-05-04
    listed $79,900 Active 160-char remark

    Show marketing remark (160 chars)

    Lovely 2 Bed - 1 bath condo on 2nd floor * close to Bus Line, shopping & 5 miles from the Strip * across from UNLV * carport has private entrance to unit.

26. 1988-05-31
    soldstatus $48,680
27. 1985-03-29
    soldstatus $16,000
28. 1985-03-29
    soldstatus $16,000

ⓘ 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: $576 · $48/mo
• Projected year-2 tax: $968 · $81/mo
• Expected delta: +$392/yr (+$33/mo · 68.0%)

ⓘ 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 ≥107°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: $19,342
• − Mortgage interest: −$9,187
• − Property taxes: −$576
• − Insurance: −$820
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − HOA: −$3,600
• − Depreciation: −$4,771
• Taxable loss: −$2,706
• Est. tax savings @ 24.0%: +$650
• After-tax cash flow: $613/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): 50,196
• Household income: $46,960
• Rent vs Own: 77.2% rent · 22.8% own
• Severe rent burden: 4678.0

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 38% White 29% Two or more races 18% Black 13% Asian 11%
• Hispanic origin (detail): Mexican 23% Puerto Rican 1% Cuban 4%
• Common ancestry: Romanian 2% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 31% · Canada, China, Jamaica
• Languages at home: 57% English-only · Spanish 29% Tagalog/Filipino 6% Other Indo-European 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: ▼ -221.72%
• Current HPI: 266.4892
• Rent YoY: ▼ -1.81%
• 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

+931.2% since first listed

16 events — show timeline

• 2026-05-16 Listed $165,000 GLVAR
• 2025-09-25 Rental Removed $1,000 APPFOLIO
• 2025-09-24 Listed for Rent $1,000 APPFOLIO
• 2025-09-23 Rental Removed $1,000 GLVAR
• 2025-09-12 Price Changed $1,000 GLVAR
• 2025-09-06 Listed for Rent $1,100 GLVAR
• 2025-09-06 Rental Removed $1,100 APPFOLIO
• 2025-09-05 Price Changed $1,100 APPFOLIO
• 2025-08-30 Listed for Rent $1,200 APPFOLIO
• 2017-05-19 Sold (Public Records) $77,000 Public Records
• 2017-05-19 Sold (MLS) $77,000 GLVAR
• 2017-05-07 Pending — GLVAR
• 2017-05-04 Listed $79,900 GLVAR
• 1988-05-31 Sold (Public Records) $48,680 Public Records
• 1985-03-29 Sold (Public Records) $16,000 Public Records
• 1985-03-29 Sold (Public Records) $16,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $576 · +7.5% YoY. Source: county tax records.