615 S Royal Crest Cir #13 · Paradise, NV 89169

$162,500

2 bd · 1.0 ba · 816 sqft · Condo public records · 150 Days on market

Built 1963 $240/mo HOA · 13% 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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWNER FINANCE AVAILABLE !Up to 5 year with 20% down and 8% interest rate ! Right by the amazing Sphere! Stunning 2 bed 1 bath condominium. Close to the Las Vegas Strip. This 2 bedrooms was completely renovated with brand new kitchen new flooring and new bathroom . Assigned covered parking and located conveniently if front of the unit.

Key facts

• New bathroom
• Brand new kitchen
• New flooring

Tags

• COMPLETELY RENOVATED
• BRAND NEW KITCHEN
• NEW FLOORING
• NEW BATHROOM
• ASSIGNED COVERED PARKING
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $162k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $143k (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 falling (-4.4%/yr); 180 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $1,920/mo this rent would consume 56% of the median local household income ($41k/yr) (locally 2744% 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 $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 150 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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 $130k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $143,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1963 — 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
10. 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.
11. 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: 1.18% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.59%
• DSCR: 1.38
• GRM: 7.1

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: -6.8%
• Equity multiple: 0.76×
• Total profit: $-11,145
• Equity at exit: $24,229

10-year hold

• IRR: -1.7%
• Equity multiple: 0.90×
• Total profit: $-4,451
• Equity at exit: $14,050

Cash invested: $45,500 (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 89169

• Home prices YoY: -33.4%
• Rents YoY: -4.4%
• Active inventory: 180
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,920 high
• Mortgage (P&I): −$852
• Tax from tax record: −$31 /mo · $371/yr
• Insurance: −$68
• HOA: −$240
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $326

Break-even live

Break-even rent $1,507

Max offer price $162,500

Occupancy floor 78%

Sensitivity live

Price	-10% $418	-5% $372	+0% $326	+5% $280	+10% $234
Rent	-10% $174	-5% $250	+0% $326	+5% $401	+10% $477
Rate	-1.0pp $407	-0.5pp $367	base $326	+0.5pp $284	+1.0pp $241

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
595 S Royal Crest Cir #18 Las Vegas, NV	2.0	1.0	816	$1,575	$1.93	44d	1	0.05mi
3550 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	947	$1,425	$1.50	44d	20	0.33mi
3930 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	999	$2,805	$2.81	3d	87	0.35mi
3930 University Center Dr Las Vegas, NV	2.0	2.0–3.0	1200	$1,725	$1.44	44d	2	0.35mi
818 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.5	1158	$2,895	$2.50	3d	34	0.43mi
3776 Howard Hughes Pkwy Las Vegas, NV	3.0	1.0–2.5	1548	$3,028	$1.96	3d	9	0.45mi
900 E Desert Inn Rd Las Vegas, NV	1.0–2.0	1.0–2.0	1077	$1,800	$1.67	44d	5	0.61mi
1061 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	967	$2,203	$2.28	16d	35	0.70mi
260 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	881	$2,295	$2.60	44d	4	0.85mi
260 E Flamingo Rd Las Vegas, NV	2.0	2.0	1018	$2,372	$2.33	24d	2	0.85mi
260 E Flamingo Rd Las Vegas, NV	2.0	2.0	1018	$2,475	$2.43	3d	1	0.85mi
270 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	877	$2,100	$2.39	44d	7	0.86mi
230 E Flamingo Rd #335 Las Vegas, NV	1.0	1.0	727	$1,600	$2.20	44d	1	0.87mi
350 E Desert Inn Rd Unit H203 Las Vegas, NV	2.0	1.5	849	$1,725	$2.03	44d	1	0.92mi
1601 E Katie Ave Las Vegas, NV	1.0–2.0	1.0–2.0	809	$1,852	$2.29	44d	13	0.93mi
210 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	833	$2,100	$2.52	44d	6	0.93mi
220 E Flamingo Rd #229 Las Vegas, NV	1.0	1.0	692	$2,195	$3.17	24d	1	0.94mi
220 E Flamingo Rd #229 Las Vegas, NV	1.0	1.0	692	$2,195	$3.17	23d	1	0.94mi
220 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	863	$2,195	$2.54	44d	7	0.95mi
1700 E Viking Rd Las Vegas, NV	2.0	2.0	1085	$1,662	$1.53	44d	3	1.01mi
2831 Geary Pl #2909 Las Vegas, NV	2.0	1.0	1112	$1,899	$1.71	44d	1	1.07mi
205 E Harmon Ave Las Vegas, NV	1.0–2.0	1.5–2.0	1182	$1,950	$1.65	44d	5	1.29mi
4674 Monterey Cir #1 Las Vegas, NV	2.0	1.0	1000	$1,750	$1.75	44d	1	1.33mi
322 Karen Ave Las Vegas, NV	1.0–2.0	1.0–2.0	1109	$3,500	$3.15	5d	3	1.33mi
322 Karen Ave Las Vegas, NV	1.0–2.0	1.5–2.0	1109	$3,500	$3.15	4d	3	1.33mi
222 Karen Ave #3005 Las Vegas, NV	1.0	1.5	814	$2,400	$2.95	24d	1	1.35mi
222 Karen Ave #1105 Las Vegas, NV	1.0	1.5	814	$1,990	$2.44	44d	1	1.35mi
222 Karen Ave #1004 Las Vegas, NV	1.0	1.5	814	$2,300	$2.83	24d	1	1.35mi
222 Karen Ave #2904 Las Vegas, NV	1.0	1.5	814	$2,200	$2.70	3d	1	1.35mi
222 Karen Ave #3203 Las Vegas, NV	1.0	2.0	814	$2,500	$3.07	44d	1	1.35mi
222 Karen Ave #306 Las Vegas, NV	1.0	2.0	814	$2,300	$2.83	44d	1	1.35mi
4700 S Maryland Pkwy Las Vegas, NV	1.0	1.0	409	$1,382	$3.37	44d	48	1.41mi
2700 Las Vegas Blvd S Las Vegas, NV	2.0	2.0–2.5	1283	$2,792	$2.18	13d	4	1.43mi
2700 Las Vegas Blvd S Las Vegas, NV	1.0–2.0	1.0–2.5	1226	$2,950	$2.41	18d	4	1.43mi
2000 Fashion Show Dr Unit 1501424P Las Vegas, NV	1.0	1.0	592	$5,942	$10.04	3d	1	1.45mi
511 E Sahara Ave Las Vegas, NV	1.0–2.0	1.0	900	$1,600	$1.78	44d	3	1.48mi

HOA detail condo

• Monthly dues: $240 · $2,880/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-21
   days on market $162,500 Active 150 DOM
2. 2026-06-18
   days on market $162,500 Active 147 DOM
3. 2026-06-17
   days on market $162,500 Active 146 DOM
4. 2026-06-16
   days on market $162,500 Active 145 DOM
5. 2026-06-15
   days on market $162,500 Active 144 DOM
6. 2026-06-13
   days on market $162,500 Active 142 DOM
7. 2026-06-09
   days on market $162,500 Active 138 DOM
8. 2026-06-08
   days on market $162,500 Active 137 DOM
9. 2026-06-07
   days on market $162,500 Active 136 DOM
10. 2026-06-03
    days on market $162,500 Active 132 DOM
11. 2026-06-02
    days on market $162,500 Active 131 DOM
12. 2026-06-01
    days on market $162,500 Active 130 DOM
13. 2026-05-31
    days on market $162,500 Active 129 DOM
14. 2026-01-22
    listed $162,500 Active 336-char remark

    Show marketing remark (336 chars)

    OWNER FINANCE AVAILABLE !Up to 5 year with 20% down and 8% interest rate ! Right by the amazing Sphere! Stunning 2 bed 1 bath condominium. Close to the Las Vegas Strip. This 2 bedrooms was completely renovated with brand new kitchen new flooring and new bathroom . Assigned covered parking and located conveniently if front of the unit.

15. 2022-08-19
    soldstatus $130,000 Closed 249-char remark

    Show marketing remark (249 chars)

    Stunning 2 bed 1 bath condominium. Close to the Las Vegas Strip. This 2 bath condominium features modern 2 tone paint and new carpet. Shower has recently been renovated as well. Assigned covered parking and located conveniently if front of the unit.

16. 2022-08-19
    soldstatus $130,000

    Show marketing remark (249 chars)

    Stunning 2 bed 1 bath condominium. Close to the Las Vegas Strip. This 2 bath condominium features modern 2 tone paint and new carpet. Shower has recently been renovated as well. Assigned covered parking and located conveniently if front of the unit.

17. 2022-08-05
    status Pending 249-char remark

    Show marketing remark (249 chars)

    Stunning 2 bed 1 bath condominium. Close to the Las Vegas Strip. This 2 bath condominium features modern 2 tone paint and new carpet. Shower has recently been renovated as well. Assigned covered parking and located conveniently if front of the unit.

18. 2022-07-30
    price $135,000 249-char remark

    Show marketing remark (249 chars)

    Stunning 2 bed 1 bath condominium. Close to the Las Vegas Strip. This 2 bath condominium features modern 2 tone paint and new carpet. Shower has recently been renovated as well. Assigned covered parking and located conveniently if front of the unit.

19. 2022-07-26
    status Active 249-char remark

    Show marketing remark (249 chars)

    Stunning 2 bed 1 bath condominium. Close to the Las Vegas Strip. This 2 bath condominium features modern 2 tone paint and new carpet. Shower has recently been renovated as well. Assigned covered parking and located conveniently if front of the unit.

20. 2022-07-25
    status Pending 249-char remark

    Show marketing remark (249 chars)

    Stunning 2 bed 1 bath condominium. Close to the Las Vegas Strip. This 2 bath condominium features modern 2 tone paint and new carpet. Shower has recently been renovated as well. Assigned covered parking and located conveniently if front of the unit.

21. 2022-07-14
    price $139,900 249-char remark

    Show marketing remark (249 chars)

    Stunning 2 bed 1 bath condominium. Close to the Las Vegas Strip. This 2 bath condominium features modern 2 tone paint and new carpet. Shower has recently been renovated as well. Assigned covered parking and located conveniently if front of the unit.

22. 2022-07-07
    listed $149,900 Active 249-char remark

    Show marketing remark (249 chars)

    Stunning 2 bed 1 bath condominium. Close to the Las Vegas Strip. This 2 bath condominium features modern 2 tone paint and new carpet. Shower has recently been renovated as well. Assigned covered parking and located conveniently if front of the unit.

23. 2022-03-28
    soldstatus $82,500
24. 2012-02-14
    soldstatus $29,000 Sold
25. 2012-02-14
    soldstatus $29,000
26. 2012-02-02
    status Pending
27. 2012-01-15
    historical
28. 2011-09-04
    listed $29,900 Exclusive Right
29. 2011-08-01
    historical
30. 2011-01-21
    price $29,900
31. 2010-08-24
    listed $38,900 Exclusive Right
32. 1992-06-19
    soldstatus $39,500

ⓘ 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: $371 · $31/mo
• Projected year-2 tax: $959 · $80/mo
• Expected delta: +$588/yr (+$49/mo · 158.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,035
• − Mortgage interest: −$9,103
• − Property taxes: −$371
• − Insurance: −$812
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − HOA: −$2,880
• − Depreciation: −$4,727
• Taxable income: $1,456
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $3,559/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): 22,171
• Household income: $40,904
• Rent vs Own: 80.7% rent · 19.3% own
• Severe rent burden: 2744.0

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 33% White 30% Black 23% Two or more races 13% Asian 9% Native American 2%
• Hispanic origin (detail): Mexican 21% Cuban 5%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 30% · Canada, China
• Languages at home: 59% English-only · Spanish 27% Tagalog/Filipino 4% Other Asian/Pacific 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: ▼ -136.91%
• Current HPI: 272.6449
• Rent YoY: ▼ -4.43%
• 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

+311.4% since first listed

19 events — show timeline

• 2026-01-22 Listed $162,500 GLVAR
• 2022-08-19 Sold (Public Records) $130,000 Public Records
• 2022-08-19 Sold (MLS) $130,000 GLVAR
• 2022-08-05 Pending — GLVAR
• 2022-07-30 Price Changed $135,000 GLVAR
• 2022-07-26 Relisted — GLVAR
• 2022-07-25 Pending — GLVAR
• 2022-07-14 Price Changed $139,900 GLVAR
• 2022-07-07 Listed $149,900 GLVAR
• 2022-03-28 Sold (Public Records) $82,500 Public Records
• 2012-02-14 Sold (Public Records) $29,000 Public Records
• 2012-02-14 Sold (MLS) $29,000 GLVAR
• 2012-02-02 Pending — GLVAR
• 2012-01-15 Listing Removed — GLVAR
• 2011-09-04 Listed $29,900 GLVAR
• 2011-08-01 Listing Removed — GLVAR
• 2011-01-21 Price Changed $29,900 GLVAR
• 2010-08-24 Listed $38,900 GLVAR
• 1992-06-19 Sold (Public Records) $39,500 Public Records

Property tax history

-0.6%/yr

Latest (2025): $371 · +7.2% YoY. Source: county tax records.