3712 Snorkel Cir Unit D · Las Vegas, NV 89108

$145,000

2 bd · 2.0 ba · 912 sqft · Condo public records · 34 Days on market

Built 1984 $240/mo HOA · 17% 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 +14.1/30.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SUPER NICE UPSTAIRS UNIT * * FRESH INTERIOR PAINT, NEW CARPET, ALL APPLIANCES INCLUDED AND MUCH MORE * * TRADITIONAL SALE * *

Key facts

• $240 HOA
• Parking
• Community pool

Property features AI

Finance

• HOA & community: Has homeowners association (Duncan Court); Monthly association fee of $240; Association fee includes management; Community pool

Exterior

• Parking: Open parking; Guest parking
• Utilities: Electricity available; No photovoltaics; Public sewer; Public water
• Home design: Multi-family property; 2 stories; North-facing; Attached property
• Construction: Frame and stucco construction; Tile roof; Resale property
• Exterior features: Balcony; Desert landscaping; Landscaped site; Community/Association pool

Interior

• Kitchen: Breakfast bar/counter; Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: 2 possible bedrooms; Primary bedroom with walk-in closet (14x11); Second bedroom upstairs with closet (11x11)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom (shower only)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Blinds on windows; Ceiling fans; Window treatments
• Laundry & utility: Washer; Dryer; Electric dryer hookup on upper level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $21 ($250/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (1.2% below list).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.

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.
• Zoned schools: Tobler R E Es (math 16% / reading 32%, grade F, #254 of 402 statewide, top 64%, 504 students, 100% FRL); Molasky Irwin & Susan Jhs (math 10% / reading 21%, grade F, #93 of 109 statewide, top 86%, 922 students, 100% FRL); Cheyenne Hs (math 4% / reading 20%, grade F, #117 of 131 statewide, top 91%, 2,110 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 17% at this address vs 30% district-wide (-13 pts) — the specific schools serving this property underperform the Clark County School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.4%/yr); 321 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 34 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 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 $60k; list at $145k implies a 142% 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 $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 8.4

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: -19.1%
• Equity multiple: 0.35×
• Total profit: $-26,281
• Equity at exit: $21,620

10-year hold

• IRR: -20.5%
• Equity multiple: 0.09×
• Total profit: $-37,049
• Equity at exit: $12,537

Cash invested: $40,600 (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 89108

• Rents YoY: -0.4%
• Active inventory: 321
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,433 high
• Mortgage (P&I): −$760
• Tax from tax record: −$51 /mo · $608/yr
• Insurance: −$60
• HOA: −$240
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $21

Break-even live

Break-even rent $1,407

Max offer price $145,000

Occupancy floor 94%

Sensitivity live

Price	-10% $103	-5% $62	+0% $21	+5% $-20	+10% $-61
Rent	-10% $-92	-5% $-36	+0% $21	+5% $77	+10% $134
Rate	-1.0pp $94	-0.5pp $58	base $21	+0.5pp $-17	+1.0pp $-55

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3708 Scuba Cir Unit A Las Vegas, NV	2.0	2.0	912	$1,200	$1.32	45d	1	0.03mi
3651 N Rancho Dr Las Vegas, NV	1.0–3.0	1.0–2.0	959	$1,830	$1.91	45d	13	0.13mi
5400 W Cheyenne Ave Las Vegas, NV	1.0–2.0	1.0–2.0	788	$1,521	$1.93	45d	30	0.68mi
3217 Arlene Way Las Vegas, NV	2.0	1.0	950	$1,090	$1.15	45d	1	0.73mi
3213 Joanne Way Apt D Las Vegas, NV	2.0	1.0	1000	$1,290	$1.29	45d	1	0.78mi
5507 W Cheyenne Ave Las Vegas, NV	2.0	2.0	940	$1,486	$1.58	45d	7	0.79mi
5324 Redberry St Unit 1 Las Vegas, NV	2.0	1.0	900	$1,000	$1.11	45d	1	0.82mi
3318 N Decatur Blvd Las Vegas, NV	2.0–3.0	2.0	1138	$1,100	$0.97	45d	6	1.01mi
5735 Madre Mesa Dr Unit B Las Vegas, NV	2.0	1.0	1000	$1,800	$1.80	45d	1	1.32mi
3300 Winterhaven St Las Vegas, NV	1.0–2.0	1.0–1.5	682	$1,582	$2.32	45d	7	1.33mi
6824 Atrium Ave Las Vegas, NV	3.0	2.0	1055	$1,700	$1.61	45d	1	1.36mi
2881 N Rancho Dr Las Vegas, NV	1.0–3.0	1.0–2.0	914	$1,490	$1.63	45d	5	1.36mi
3637 Ian Thomas St Las Vegas, NV	2.0	2.0	1108	$1,510	$1.36	45d	1	1.38mi
7041 Doug Deaner Ave #102 Las Vegas, NV	2.0	2.0	1091	$1,510	$1.38	45d	1	1.39mi
3612 Shawn Reynolds Ct #104 Las Vegas, NV	2.0	2.0	1091	$1,365	$1.25	45d	1	1.43mi
3676 Renovah St #203 Las Vegas, NV	2.0	2.0	1108	$1,640	$1.48	45d	1	1.43mi
3900 Dalecrest Dr Las Vegas, NV	1.0–3.0	1.0–2.0	1030	$1,680	$1.63	45d	40	1.48mi

HOA detail condo

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

Listing history 13 events

1. 2026-05-07
   status Pending
2. 2026-04-27
   price $145,000
3. 2026-04-02
   listed $150,000 Active
4. 2016-07-22
   soldstatus $59,900 Sold 128-char remark

   Show marketing remark (128 chars)

   SUPER NICE UPSTAIRS UNIT * * FRESH INTERIOR PAINT, NEW CARPET, ALL APPLIANCES INCLUDED AND MUCH MORE * * TRADITIONAL SALE * *

5. 2016-07-22
   soldstatus $59,900

   Show marketing remark (128 chars)

   SUPER NICE UPSTAIRS UNIT * * FRESH INTERIOR PAINT, NEW CARPET, ALL APPLIANCES INCLUDED AND MUCH MORE * * TRADITIONAL SALE * *

6. 2016-06-11
   status Pending 128-char remark

   Show marketing remark (128 chars)

   SUPER NICE UPSTAIRS UNIT * * FRESH INTERIOR PAINT, NEW CARPET, ALL APPLIANCES INCLUDED AND MUCH MORE * * TRADITIONAL SALE * *

7. 2016-05-26
   price $59,900 128-char remark

   Show marketing remark (128 chars)

   SUPER NICE UPSTAIRS UNIT * * FRESH INTERIOR PAINT, NEW CARPET, ALL APPLIANCES INCLUDED AND MUCH MORE * * TRADITIONAL SALE * *

8. 2016-04-19
   price $64,900 128-char remark

   Show marketing remark (128 chars)

   SUPER NICE UPSTAIRS UNIT * * FRESH INTERIOR PAINT, NEW CARPET, ALL APPLIANCES INCLUDED AND MUCH MORE * * TRADITIONAL SALE * *

9. 2016-01-26
   listed $69,900 Exclusive Right 128-char remark

   Show marketing remark (128 chars)

   SUPER NICE UPSTAIRS UNIT * * FRESH INTERIOR PAINT, NEW CARPET, ALL APPLIANCES INCLUDED AND MUCH MORE * * TRADITIONAL SALE * *

10. 1999-04-13
    soldstatus $55,000
11. 1993-12-10
    soldstatus $52,000
12. 1989-03-10
    soldstatus $39,900
13. 1985-03-29
    soldstatus $56,500

ⓘ 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: $608 · $51/mo
• Projected year-2 tax: $856 · $71/mo
• Expected delta: +$248/yr (+$21/mo · 40.8%)

ⓘ 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 · 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: $17,199
• − Mortgage interest: −$8,122
• − Property taxes: −$608
• − Insurance: −$725
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − HOA: −$2,880
• − Depreciation: −$4,218
• Taxable loss: −$2,106
• Est. tax savings @ 24.0%: +$505
• After-tax cash flow: $755/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): 72,814
• Household income: $59,449
• Rent vs Own: 50.9% rent · 49.1% own
• Severe rent burden: 4437.0

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 50% White 27% Two or more races 17% Black 14% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 39% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 1% Italian 1% Romanian 1%
• Foreign-born: 25% · Canada
• Languages at home: 55% English-only · Spanish 41% Tagalog/Filipino 2% Other Indo-European 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: ▼ -330.01%
• Current HPI: 300.5771
• Rent YoY: ▼ -0.43%
• 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

+156.6% since first listed

13 events — show timeline

• 2026-05-07 Pending — GLVAR
• 2026-04-27 Price Changed $145,000 GLVAR
• 2026-04-02 Listed $150,000 GLVAR
• 2016-07-22 Sold (Public Records) $59,900 Public Records
• 2016-07-22 Sold (MLS) $59,900 GLVAR
• 2016-06-11 Pending — GLVAR
• 2016-05-26 Price Changed $59,900 GLVAR
• 2016-04-19 Price Changed $64,900 GLVAR
• 2016-01-26 Listed $69,900 GLVAR
• 1999-04-13 Sold (Public Records) $55,000 Public Records
• 1993-12-10 Sold (Public Records) $52,000 Public Records
• 1989-03-10 Sold (Public Records) $39,900 Public Records
• 1985-03-29 Sold (Public Records) $56,500 Public Records

Property tax history

-1.5%/yr

Latest (2025): $608 · +7.5% YoY. Source: county tax records.