669 Oakmont Ave #3708 · Winchester, NV 89109

$329,000

3 bd · 2.0 ba · 1,331 sqft · Condo public records · 30 Days on market

Built 1974 $350/mo HOA · 12% 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 +13.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Appreciation +3.9/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0

Listing remarks

Fully renovated 3bd/2ba second story condo in the prestigious guard gated community of Las Vegas Country Club! Beautiful galley kitchen with updated white cabinets, gold handles, quartz countertops, new sink, matte black faucets, upgraded stainless steel Samsung appliances (fridge, stove, microwave and DW) and tile flooring. Washer and dryer included in kitchen area. Opens to a dining area with matte black ceiling fan, new carpet, designer light fixtures and walk in closets. Third bedroom has custom built-in shelves that can be used for storage, office or library. The living room offers direct access to a private balcony, perfect for relaxing or entertaining. Updated bathrooms with new

Key facts

• Quartz countertops
• 24/7 secure entry
• Galley kitchen

Tags

• GUARD GATED COMMUNITY
• GALLEY KITCHEN
• QUARTZ COUNTERTOPS
• PRIVATE BALCONY
• 24/7 SECURE ENTRY
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: Homeowners association (Monterey); HOA fee $350 monthly; HOA covers association management and grounds maintenance; Community amenities include country club, golf course, gated access, barbecue, pool, spa/hot tub, and security

Exterior

• Parking: Open parking
• Security: Gated community; Community security/guard
• Utilities: Underground utilities; Public water; Public sewer; No photovoltaics listed
• Home design: Multifamily property; 2 stories; Resale property; Faces west; Property is attached
• Construction: Asphalt roof; Resale construction
• Exterior features: Balcony; Community pool; Gated community

Interior

• Kitchen: Electric range; Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: 3 possible bedrooms; Bedroom 2 with closet (12x11); Bedroom 3 with closet (12x11); Additional bedroom/room with walk-in closet (14x12)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• 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; Laundry located on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $329k.

Deal economics

• At list price, monthly cash flow is $30 ($363/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 $295k (10.3% below list).
• Recommended offer: $295k (10.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#3 in NV, #2,272 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment 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.
• Zoned schools: Park John S Es (math 17% / reading 30%, grade F, #258 of 402 statewide, top 65%, 572 students, 100% FRL); Martin Roy W Ms (reading 31%, 1,271 students, 100% FRL); Valley Hs (math 8% / reading 24%, grade F, #107 of 131 statewide, top 82%, 2,714 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-3.2%/yr); 351 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• At $2,952/mo this rent would consume 66% of the median local household income ($54k/yr) (locally 836% 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 (-2.2%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 30 days — a 2% lower offer ($324k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $186k; list at $329k implies a 77% 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 $295,191 (10.3% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.90% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.22% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.47×
• Total profit: $-49,182
• Equity at exit: $60,538

10-year hold

• IRR: -11.0%
• Equity multiple: 0.31×
• Total profit: $-64,013
• Equity at exit: $48,569

Cash invested: $92,120 (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 89109

• Home prices YoY: -1.2%
• Rents YoY: -3.2%
• Active inventory: 351
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,952 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$89 /mo · $1,073/yr
• Insurance: −$137
• HOA: −$350
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $30

Break-even live

Break-even rent $2,914

Max offer price $329,000

Occupancy floor 94%

Sensitivity live

Price	-10% $216	-5% $123	+0% $30	+5% $-63	+10% $-156
Rent	-10% $-203	-5% $-86	+0% $30	+5% $147	+10% $263
Rate	-1.0pp $196	-0.5pp $114	base $30	+0.5pp $-55	+1.0pp $-142

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2831 Geary Pl #2909 Las Vegas, NV	2.0	1.0	1112	$1,899	$1.71	45d	1	0.04mi
596 Tam O Shanter Las Vegas, NV	2.0	2.0	1350	$1,750	$1.30	45d	1	0.14mi
624 Tam O Shanter Las Vegas, NV	2.0	2.5	1800	$2,600	$1.44	17d	1	0.14mi
322 Karen Ave Las Vegas, NV	1.0–2.0	1.0–2.0	1109	$3,500	$3.15	6d	3	0.27mi
322 Karen Ave Las Vegas, NV	1.0–2.0	1.5–2.0	1109	$3,500	$3.15	0d	4	0.27mi
222 Karen Ave #3504 Las Vegas, NV	3.0	2.5	1646	$4,000	$2.43	45d	1	0.34mi
222 Karen Ave #4101 Las Vegas, NV	2.0	2.0	1399	$4,000	$2.86	3d	1	0.34mi
222 Karen Ave #4005 Las Vegas, NV	2.0	3.0	1646	$4,500	$2.73	25d	1	0.34mi
222 Karen Ave #3804 Las Vegas, NV	2.0	3.0	1646	$5,000	$3.04	45d	1	0.34mi
511 E Sahara Ave Las Vegas, NV	1.0–2.0	1.0	900	$1,600	$1.78	45d	3	0.38mi
2747 Paradise Rd #205 Las Vegas, NV	2.0	2.0	1556	$2,856	$1.84	45d	1	0.44mi
2999 Bel Air Dr Las Vegas, NV	2.0	2.0	1326	$2,700	$2.04	24d	1	0.49mi
3159 Bel Air Dr Las Vegas, NV	2.0	2.0	1305	$2,750	$2.11	24d	1	0.51mi
2204 Van Patten Pl Las Vegas, NV	2.0	2.0	1508	$2,300	$1.53	45d	1	0.53mi
3145 Bel Air Dr Las Vegas, NV	2.0	2.0	1305	$2,495	$1.91	24d	1	0.54mi
3111 Bel Air Dr Las Vegas, NV	2.0–3.0	2.5–3.5	2764	$15,000	$5.43	6d	2	0.55mi
3111 Bel Air Dr Las Vegas, NV	2.0–3.0	2.5	2032	$2,800	$1.38	45d	3	0.55mi
2205 Santa Paula Dr Las Vegas, NV	4.0	2.0	1455	$3,495	$2.40	25d	1	0.55mi
1100 Tam O Shanter Las Vegas, NV	2.0	2.0	1400	$2,100	$1.50	45d	1	0.57mi
2109 Santa Ynez Dr Las Vegas, NV	4.0	3.0	1755	$4,200	$2.39	12d	1	0.58mi
2109 Santa Ynez Dr Las Vegas, NV	4.0	3.0	1755	$4,200	$2.39	9d	1	0.58mi
2108 S 6th St Las Vegas, NV	3.0	2.0	1833	$2,499	$1.36	5d	1	0.60mi
900 E Desert Inn Rd Las Vegas, NV	1.0–2.0	1.0–2.0	1077	$1,800	$1.67	45d	5	0.63mi
525 E Saint Louis Ave Las Vegas, NV	2.0	2.0	1094	$1,525	$1.39	45d	1	0.69mi
200 W Sahara Ave #3005 Las Vegas, NV	2.0	2.0	1233	$2,300	$1.87	45d	1	0.71mi
200 W Sahara Ave #1705 Las Vegas, NV	2.0	2.0	1233	$2,450	$1.99	45d	1	0.71mi
200 W Sahara Ave #3201 Las Vegas, NV	2.0	2.0	1563	$2,750	$1.76	0d	1	0.71mi
200 W Sahara Ave #3906 Las Vegas, NV	2.0	2.0	1532	$3,500	$2.28	6d	1	0.71mi
200 W Sahara Ave #3507 Las Vegas, NV	2.0	2.0	1295	$2,500	$1.93	45d	1	0.71mi
200 W Sahara Ave #1702 Las Vegas, NV	2.0	2.0	1295	$2,200	$1.70	4d	1	0.71mi
200 W Sahara Ave Las Vegas, NV	2.0	2.0	1223	$2,300	$1.88	14d	1	0.71mi
360 E Desert Inn Rd Las Vegas, NV	2.0–3.0	2.0–3.0	2120	$4,400	$2.08	25d	3	0.72mi
360 E Desert Inn Rd Las Vegas, NV	2.0–3.0	2.0	1989	$4,400	$2.21	6d	2	0.72mi
360 E Desert Inn Rd Las Vegas, NV	2.0–3.0	2.0–3.0	2120	$4,500	$2.12	45d	4	0.72mi
2700 Las Vegas Blvd S Las Vegas, NV	1.0–2.0	1.0–2.5	1226	$2,950	$2.41	19d	4	0.73mi
2700 Las Vegas Blvd S Las Vegas, NV	2.0	2.0–2.5	1283	$2,792	$2.18	14d	4	0.73mi
701 Canosa Ave Las Vegas, NV	4.0	3.0	1414	$3,300	$2.33	17d	1	0.82mi
701 Canosa Ave Las Vegas, NV	4.0	3.0	1414	$3,300	$2.33	9d	1	0.82mi
1040 Canosa Ave Las Vegas, NV	2.0	1.0	969	$1,745	$1.80	45d	1	0.93mi
3550 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	947	$1,750	$1.85	45d	20	0.95mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Likely covers: gassecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $329,000 Active 30 DOM
2. 2026-06-18
   days on market $329,000 Active 27 DOM
3. 2026-06-17
   days on market $329,000 Active 26 DOM
4. 2026-06-16
   days on market $329,000 Active 25 DOM
5. 2026-06-15
   days on market $329,000 Active 24 DOM
6. 2026-06-13
   days on market $329,000 Active 22 DOM
7. 2026-06-09
   days on market $329,000 Active 18 DOM
8. 2026-06-08
   days on market $329,000 Active 17 DOM
9. 2026-06-07
   days on market $329,000 Active 16 DOM
10. 2026-06-03
    days on market $329,000 Active 12 DOM
11. 2026-06-02
    days on market $329,000 Active 11 DOM
12. 2026-06-01
    days on market $329,000 Active 10 DOM
13. 2026-05-31
    days on market $329,000 Active 9 DOM
14. 2026-05-13
    listed $2,050
15. 2026-02-13
    listed $1,995
16. 2026-01-09
    price $339,000 945-char remark
17. 2025-11-05
    listed $349,000 Active 945-char remark
18. 2024-08-25
    historical $1,450
19. 2024-08-21
    listed $1,450
20. 2024-06-20
    historical $1,450
21. 2024-06-05
    listed $1,450
22. 2017-06-22
    historical
23. 2017-05-13
    price $159,900
24. 2017-05-12
    listed $156,000 Active
25. 2009-01-20
    soldstatus $186,375
26. 2004-07-29
    soldstatus $49,000,000

ⓘ 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: $1,073 · $89/mo
• Projected year-2 tax: $1,941 · $162/mo
• Expected delta: +$868/yr (+$72/mo · 81.0%)

ⓘ 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: $35,423
• − Mortgage interest: −$18,429
• − Property taxes: −$1,073
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,834
• − Management: −$2,834
• − HOA: −$4,200
• − Depreciation: −$9,571
• Taxable loss: −$5,162
• Est. tax savings @ 24.0%: +$1,239
• After-tax cash flow: $1,602/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 — Winchester

• Score: 79/100
• State rank: #3
• US rank: #2272

Category grades

Amenities B- Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety B+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winchester, NV
• County: Clark County · 2,306,105 people
• City population: 39,883
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 6,504
• Household income: $53,684
• Rent vs Own: 65.3% rent · 34.7% own
• Severe rent burden: 836.0

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 0.73)
• Race & ethnicity: White 44% Black 18% Hispanic / Latino 16% Asian 14% Two or more races 12%
• Hispanic origin (detail): Mexican 10% Cuban 1%
• Common ancestry: Lithuanian 3% Scotch-Irish 2% Romanian 2%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 9% Tagalog/Filipino 7% Chinese 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: ▼ -2.22%
• Current HPI: 180.1607
• Rent YoY: ▼ -3.23%
• 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

-99.3% since first listed

9 events — show timeline

• 2026-05-22 Listing Removed — GLVAR
• 2026-05-22 Listed $329,000 GLVAR
• 2026-01-09 Price Changed $339,000 GLVAR
• 2025-11-05 Listed $349,000 GLVAR
• 2017-06-22 Listing Removed — GLVAR
• 2017-05-13 Price Changed $159,900 GLVAR
• 2017-05-12 Listed $156,000 GLVAR
• 2009-01-20 Sold (Public Records) $186,375 Public Records
• 2004-07-29 Sold (Public Records) $49,000,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $1,073 · +6.1% YoY. Source: county tax records.