4000 Visby Ln · Paradise, NV 89119

$130,000

1 bd · 1.0 ba · 528 sqft · Townhouse public records · 160 Days on market

Built 1972 1,307 sqft lot $355/mo HOA · 22% of rent

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Why this score? — see what drove the C- 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 +19.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• DSCR +6.2/10.0
• 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

Welcome to your new home in the heart of Las Vegas! Don’t miss your chance to own this move-in ready gem. Schedule your private showing today! This homes offers the perfect blend of comfort and functionality, ideal for both everyday living and fun entertaining. The kitchen area flows seamlessly to a private covered patio ideal for relaxing mornings and evenings. From your private patio you will also have access to exit into your 2 assigned parking spaces. Location has convenient access to shopping, dining, schools, and the Las Vegas strip.

Key facts

• $355 HOA
• Parking
• Built 1972

Tags

• PRIVATE COVERED PATIO
• ASSIGNED PARKING SPACES
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING
• CONVENIENT ACCESS TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% 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; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• 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 $899 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

• It's been on market 160 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $30k; list at $130k implies a 333% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.24% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 6.7

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: -12.8%
• Equity multiple: 0.56×
• Total profit: $-16,173
• Equity at exit: $19,383

10-year hold

• IRR: -10.6%
• Equity multiple: 0.46×
• Total profit: $-19,482
• Equity at exit: $11,240

Cash invested: $36,400 (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 89119

• Rents YoY: -1.8%
• Active inventory: 199
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,609 high
• Mortgage (P&I): −$682
• Tax from tax record: −$32 /mo · $380/yr
• Insurance: −$54
• HOA: −$355
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $148

Break-even live

Break-even rent $1,421

Max offer price $130,000

Occupancy floor 86%

Sensitivity live

Price	-10% $222	-5% $185	+0% $148	+5% $112	+10% $75
Rent	-10% $21	-5% $85	+0% $148	+5% $212	+10% $275
Rate	-1.0pp $214	-0.5pp $181	base $148	+0.5pp $115	+1.0pp $80

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
818 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.5	1158	$1,395	$1.20	3d	34	0.19mi
3930 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	999	$2,241	$2.24	3d	87	0.26mi
3776 Howard Hughes Pkwy Las Vegas, NV	3.0	1.0–2.5	1548	$2,357	$1.52	2d	9	0.46mi
1061 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	967	$1,117	$1.15	15d	35	0.51mi
3550 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	947	$1,100	$1.16	44d	20	0.57mi
270 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	877	$1,695	$1.93	44d	7	0.68mi
260 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	881	$1,600	$1.82	44d	4	0.68mi
230 E Flamingo Rd #335 Las Vegas, NV	1.0	1.0	727	$1,600	$2.20	44d	1	0.73mi
220 E Flamingo Rd #229 Las Vegas, NV	1.0	1.0	692	$2,195	$3.17	24d	1	0.78mi
220 E Flamingo Rd #229 Las Vegas, NV	1.0	1.0	692	$2,195	$3.17	22d	1	0.78mi
220 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	863	$1,595	$1.85	44d	7	0.79mi
210 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	833	$1,795	$2.15	44d	6	0.81mi
1601 E Katie Ave Las Vegas, NV	1.0–2.0	1.0–2.0	809	$1,325	$1.64	44d	13	0.99mi
4700 S Maryland Pkwy Las Vegas, NV	1.0	1.0	409	$1,382	$3.37	44d	48	1.15mi
135 E Harmon Ave Unit 25707 Las Vegas, NV	—	1.0	520	$2,750	$5.29	22d	1	1.21mi
145 E Harmon Ave Unit 1332448P Las Vegas, NV	1.0	1.0	548	$3,796	$6.93	2d	1	1.26mi
3700 Las Vegas Blvd S #672 Las Vegas, NV	1.0	1.0	606	$2,500	$4.13	8d	1	1.46mi
4801 Spencer St Las Vegas, NV	1.0–3.0	1.0–2.0	1072	$1,028	$0.96	44d	14	1.47mi

HOA detail

• Monthly dues: $355 · $4,260/yr
• Likely covers: gasparking

Listing history 21 events

1. 2026-06-18
   days on market $130,000 Active 160 DOM
2. 2026-06-17
   days on market $130,000 Active 159 DOM
3. 2026-06-16
   days on market $130,000 Active 158 DOM
4. 2026-06-15
   days on market $130,000 Active 157 DOM
5. 2026-06-13
   days on market $130,000 Active 155 DOM
6. 2026-06-09
   days on market $130,000 Active 151 DOM
7. 2026-06-08
   days on market $130,000 Active 150 DOM
8. 2026-06-08
   days on market $130,000 Active 149 DOM
9. 2026-06-03
   days on market $130,000 Active 145 DOM
10. 2026-06-02
    days on market $130,000 Active 144 DOM
11. 2026-06-01
    days on market $130,000 Active 143 DOM
12. 2026-05-31
    days on market $130,000 Active 142 DOM
13. 2026-02-03
    historical $900
14. 2026-01-09
    listed $130,000 Active 551-char remark

    Show marketing remark (551 chars)

    Welcome to your new home in the heart of Las Vegas! Don’t miss your chance to own this move-in ready gem. Schedule your private showing today! This homes offers the perfect blend of comfort and functionality, ideal for both everyday living and fun entertaining. The kitchen area flows seamlessly to a private covered patio ideal for relaxing mornings and evenings. From your private patio you will also have access to exit into your 2 assigned parking spaces. Location has convenient access to shopping, dining, schools, and the Las Vegas strip.

15. 2025-12-31
    historical
16. 2025-12-08
    listed $900
17. 2025-10-28
    historical $900
18. 2025-08-29
    listed $900
19. 2025-05-14
    listed $150,000 Active
20. 1995-03-14
    soldstatus $30,000
21. 1990-12-07
    soldstatus $39,000

ⓘ 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: $380 · $32/mo
• Projected year-2 tax: $767 · $64/mo
• Expected delta: +$387/yr (+$32/mo · 101.9%)

ⓘ 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 ≥106°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: $19,304
• − Mortgage interest: −$7,282
• − Property taxes: −$380
• − Insurance: −$650
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − HOA: −$4,260
• − Depreciation: −$3,782
• Taxable loss: −$138
• Est. tax savings @ 24.0%: +$33
• After-tax cash flow: $1,813/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

+233.3% since first listed

9 events — show timeline

• 2026-02-03 Rental Removed $900 GLVAR
• 2026-01-09 Listed $130,000 GLVAR
• 2025-12-31 Listing Removed — GLVAR
• 2025-12-08 Listed for Rent $900 GLVAR
• 2025-10-28 Rental Removed $900 GLVAR
• 2025-08-29 Listed for Rent $900 GLVAR
• 2025-05-14 Listed $150,000 GLVAR
• 1995-03-14 Sold (Public Records) $30,000 Public Records
• 1990-12-07 Sold (Public Records) $39,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $380 · +7.2% YoY. Source: county tax records.