1030 W Lake Mead Blvd · Las Vegas, NV 89106

$80,000

3 bd · 2.0 ba · 1,118 sqft · SingleFamily public records · 1 Days on market

Built 1965 6,098 sqft lot

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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 +4.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice single family home. Not available for $80,000. Actual undisclosed contract price is much higher. 4X. Check comps

Key facts

• 6,098 sq ft lot
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $956 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).

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.
• Market conditions: Rents soft (-2.7%/yr); 123 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• At $1,817/mo this rent would consume 52% of the median local household income ($42k/yr) (locally 2362% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $18k; list at $80k implies a 357% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.27% ✓
• Cap rate: 20.63%
• Cash-on-cash: 51.22%
• DSCR: 3.28
• GRM: 3.7

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: 45.8%
• Equity multiple: 2.90×
• Total profit: $42,591
• Equity at exit: $11,928

10-year hold

• IRR: 50.3%
• Equity multiple: 5.23×
• Total profit: $94,851
• Equity at exit: $6,917

Cash invested: $22,400 (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 89106

• Home prices YoY: -23.5%
• Rents YoY: -2.7%
• Active inventory: 123
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,817 high
• Mortgage (P&I): −$420
• Tax from tax record: −$26 /mo · $316/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $956

Break-even live

Break-even rent $607

Max offer price $80,000

Occupancy floor 42%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
893 W Bartlett Ave Las Vegas, NV	4.0	1.5	1200	$1,750	$1.46	43d	1	0.31mi
717 Van Ert Ave North Las Vegas, NV	3.0	1.0	988	$1,750	$1.77	43d	1	0.38mi
1655 Otto Merida Ave Las Vegas, NV	3.0	2.0	1285	$1,800	$1.40	43d	1	0.46mi
451 Sand Sage Ave Unit A North Las Vegas, NV	2.0	2.0	986	$1,350	$1.37	43d	1	0.72mi
2605 Tuskegee St North Las Vegas, NV	3.0	2.0	1034	$1,695	$1.64	43d	1	0.74mi
1209 H St Las Vegas, NV	3.0	2.0	1125	$2,200	$1.96	20d	1	0.83mi
1209 H St Las Vegas, NV	3.0	2.0	1125	$2,200	$1.96	21d	1	0.83mi
1804 Helen Ave Unit N North Las Vegas, NV	3.0	2.0	1174	$1,750	$1.49	43d	1	0.84mi
1927 Helen Ave North Las Vegas, NV	4.0	2.0	1152	$1,850	$1.61	44d	1	0.96mi
400 Duchess Ave North Las Vegas, NV	4.0	2.0	1152	$1,668	$1.45	43d	1	0.97mi
2521 Sierra Luna Ave #101 Las Vegas, NV	3.0	2.5	1166	$1,595	$1.37	43d	1	1.13mi
1956 Vista Malaga St #107 Las Vegas, NV	2.0	2.5	1113	$1,337	$1.20	43d	1	1.15mi
2525 Sierra Bello Ave #105 Las Vegas, NV	3.0	2.5	1225	$1,500	$1.22	43d	1	1.16mi
2524 Adelante Ave #106 Las Vegas, NV	3.0	2.5	1173	$2,195	$1.87	2d	1	1.17mi
1950 Simmons St Las Vegas, NV	2.0–3.0	2.5	1036	$1,700	$1.64	43d	13	1.21mi
2200 Carter Cir Las Vegas, NV	2.0	1.0	923	$1,222	$1.32	43d	8	1.41mi
711 E Nelson Ave North Las Vegas, NV	1.0–3.0	1.0–2.0	661	$1,205	$1.82	43d	16	1.43mi

Listing history 9 events

1. 2022-08-03
   status Pending
2. 2022-08-02
   listed $80,000 Active
3. 2020-10-03
   status Pending
4. 2020-09-29
   historical
5. 2020-02-26
   status Pending
6. 2016-05-12
   status Pending
7. 2016-05-11
   historical
8. 2016-04-23
   listed $80,000 Exclusive Right
9. 1969-12-24
   soldstatus $17,500

ⓘ 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: $316 · $26/mo
• Projected year-2 tax: $472 · $39/mo
• Expected delta: +$156/yr (+$13/mo · 49.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 18 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: $21,803
• − Mortgage interest: −$4,481
• − Property taxes: −$316
• − Insurance: −$400
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$2,327
• Taxable income: $10,790
• Est. tax owed @ 24.0%: −$2,589
• After-tax cash flow: $8,884/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 — 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 · 2,306,105 people
• City population: 1,643,591
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 27,565
• Household income: $42,007
• Rent vs Own: 68.8% rent · 31.2% own
• Severe rent burden: 2362.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 45% Black 32% Two or more races 17% White 14% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 35% Puerto Rican 1% Cuban 1%
• Foreign-born: 23% · Canada, China
• Languages at home: 60% English-only · Spanish 37% Tagalog/Filipino 2%

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: ▼ -96.75%
• Current HPI: 314.4955
• Rent YoY: ▼ -2.70%
• 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

+357.1% since first listed

9 events — show timeline

• 2022-08-03 Pending — GLVAR
• 2022-08-02 Listed $80,000 GLVAR
• 2020-10-03 Pending — GLVAR
• 2020-09-29 Listing Removed — GLVAR
• 2020-02-26 Pending — GLVAR
• 2016-05-12 Pending — GLVAR
• 2016-05-11 Listing Removed — GLVAR
• 2016-04-23 Listed $80,000 GLVAR
• 1969-12-24 Sold (Public Records) $17,500 Public Records

Property tax history

-3.7%/yr

Latest (2025): $316 · +2.1% YoY. Source: county tax records.