3751 S Nellis Blvd #295 · Paradise, NV 89121

$95,900

3 bd · 2.0 ba · 1,232 sqft · Manufactured · 62 Days on market

Built 2025

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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 +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Amazing Value!! Don't Miss Out!!

Key facts

• Built 2025
• Listed 62 days

Property features AI

Finance

• Financial info: List price $95,900

Exterior

• Home design: Spec home, Prescott floor plan
• Exterior features: Located at 3751 S Nellis Blvd #295, Las Vegas, NV 89121

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area approximately 1,232

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $96k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $96k).
• Recommended offer: $90k (6.0% 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 (-0.1%/yr); 405 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 33% 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 $663 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($90k) is reasonable based on typical stale-listing flexibility.

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 $90,146 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 1.59% ✓
• Cap rate: 13.08%
• Cash-on-cash: 24.24%
• DSCR: 2.08
• GRM: 5.2

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: 14.1%
• Equity multiple: 1.54×
• Total profit: $14,565
• Equity at exit: $14,299

10-year hold

• IRR: 20.5%
• Equity multiple: 2.49×
• Total profit: $39,990
• Equity at exit: $8,292

Cash invested: $26,852 (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: 405
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,526 high
• Mortgage (P&I): −$503
• Tax est. 1.5%: −$120 /mo · $1,438/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $543

Break-even live

Break-even rent $839

Max offer price $95,900

Occupancy floor 59%

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: $23,975
• Closing costs: $2,877
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3800 S Nellis Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	943	$1,620	$1.72	2d	16	0.26mi
5051 Sitka Ln Las Vegas, NV	3.0	2.0	1265	$1,225	$0.97	44d	1	0.34mi
3850 Mountain Vista St Las Vegas, NV	1.0–3.0	1.0–2.0	802	$1,406	$1.75	15d	9	0.37mi
5101 E Twain Ave Las Vegas, NV	1.0–2.0	1.0–2.0	780	$1,150	$1.47	44d	4	0.37mi
4455 E Twain Ave Las Vegas, NV	1.0–3.0	1.0–2.0	871	$1,352	$1.55	4d	9	0.49mi
3481 Cape Cod Dr Las Vegas, NV	2.0	2.0	840	$1,300	$1.55	3d	1	0.54mi
3956 Clear View Dr Las Vegas, NV	3.0	2.0	1306	$2,600	$1.99	18d	1	0.55mi
4014 Great Plains Way Las Vegas, NV	2.0	1.5	1152	$1,548	$1.34	4d	1	0.70mi
4264 White Sands Ave Las Vegas, NV	4.0	2.0	1392	$1,650	$1.19	11d	1	0.77mi
4952 E Harmon Ave Las Vegas, NV	2.0	1.0	800	$1,900	$2.38	23d	1	0.79mi
3400 Cabana Dr Las Vegas, NV	2.0–3.0	2.0	1124	$1,350	$1.20	22d	2	1.02mi
3400 Cabana Dr #2019 Las Vegas, NV	2.0	2.0	1053	$1,350	$1.28	15d	1	1.02mi
5421 E Harmon Ave Las Vegas, NV	1.0–2.0	1.0–2.0	523	$1,195	$2.28	2d	17	1.02mi
3055 S Nellis Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	983	$1,432	$1.46	2d	41	1.07mi
3037 Aloha Ave Las Vegas, NV	3.0	2.0	1270	$1,800	$1.42	4d	1	1.07mi
3021 Aloha Ave Las Vegas, NV	3.0	2.0	1270	$1,800	$1.42	3d	1	1.09mi
4379 Hilldale Ave Las Vegas, NV	2.0	1.0	954	$1,485	$1.56	8d	1	1.12mi
4855 E Vegas Valley Dr Las Vegas, NV	1.0–3.0	1.0–2.0	949	$1,579	$1.66	2d	15	1.22mi
3012 S Mountain Vista St Unit MV Condo Las Vegas, NV	2.0	1.0	828	$945	$1.14	44d	1	1.23mi
5465 E Jackpot Winner Ln Las Vegas, NV	2.0	2.0	1069	$1,395	$1.30	23d	1	1.24mi
5465 Jackpot Winner Ln #101 Las Vegas, NV	2.0	2.0	1069	$1,440	$1.35	23d	1	1.24mi
4800 E Tropicana Ave Las Vegas, NV	1.0–2.0	1.0–2.0	976	$1,495	$1.53	2d	31	1.26mi
4800 E Tropicana Ave Las Vegas, NV	1.0–2.0	1.0–2.0	976	$1,495	$1.53	23d	5	1.26mi
4663 Color Up Ct #102 Las Vegas, NV	2.0	2.5	1170	$1,600	$1.37	23d	1	1.29mi
2977 Juniper Hills Blvd #104 Las Vegas, NV	2.0	2.0	896	$1,050	$1.17	8d	1	1.30mi
2975 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,000	$1.13	44d	1	1.30mi
2979 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	889	$1,195	$1.34	20d	1	1.31mi
4640 Vegas Valley Dr Las Vegas, NV	1.0–2.0	1.0–2.0	853	$1,340	$1.57	44d	1	1.32mi
3950 S Sandhill Rd #121 Las Vegas, NV	2.0	2.5	1172	$1,599	$1.36	4d	1	1.32mi
3950 S Sandhill Rd #121 Las Vegas, NV	2.0	2.5	1172	$1,599	$1.36	23d	1	1.32mi
3950 S Sandhill Rd #121 Las Vegas, NV	2.0	2.5	1172	$1,599	$1.36	44d	1	1.32mi
2985 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	884	$1,000	$1.13	8d	1	1.32mi
2985 Juniper Hills Blvd #102 Las Vegas, NV	2.0	2.0	891	$1,225	$1.37	15d	1	1.32mi
2967 Juniper Hills Blvd Las Vegas, NV	2.0	2.0	884	$1,190	$1.35	18d	1	1.34mi
2967 Juniper Hills Blvd #104 Las Vegas, NV	2.0	4.0	891	$1,350	$1.52	44d	1	1.34mi
2967 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	884	$1,190	$1.35	44d	1	1.34mi
2883 Wheelwright Dr Unit 1 Las Vegas, NV	2.0	2.0	918	$1,195	$1.30	8d	1	1.34mi
2963 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,250	$1.41	16d	1	1.35mi
2963 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,250	$1.41	44d	1	1.35mi
2967 Ferndale St Las Vegas, NV	3.0	2.0	1134	$1,835	$1.62	23d	1	1.36mi

Listing history 8 events

1. 2026-06-18
   days on market $95,900 Active 62 DOM
2. 2026-06-17
   days on market $95,900 Active 61 DOM
3. 2026-06-15
   days on market $95,900 Active 59 DOM
4. 2026-06-13
   days on market $95,900 Active 57 DOM
5. 2026-06-09
   days on market $95,900 Active 54 DOM
6. 2026-06-08
   days on market $95,900 Active 53 DOM
7. 2026-06-08
   remarks 32-char remark
8. 2026-06-08
   listed $95,900 Active 52 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,308
• − Mortgage interest: −$5,372
• − Property taxes: −$1,438
• − Insurance: −$480
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$2,790
• Taxable income: $5,299
• Est. tax owed @ 24.0%: −$1,272
• After-tax cash flow: $5,238/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): 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