750 S Royal Crest Cir #342 · Paradise, NV 89169

$238,700

3 bd · 2.0 ba · 1,549 sqft · Condo public records · 10 Days on market

Built 1976 $625/mo HOA · 23% 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 +14.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• DSCR +4.5/10.0
• 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

Discover a vibrant urban retreat nestled in the heart of Las Vegas, where convenience meets comfortable living. This charming condominium offers a perfect blend of space and accessibility, presenting an ideal opportunity for those seeking a dynamic lifestyle. With three bedrooms and two full bathrooms, this single-story residence spans 1549 square feet, providing ample room for relaxation and daily activities. This is high rise living at an affordable cost. The interior boasts practical features designed for comfort, including newly installed luxury tile wood like planks, window blinds and ceiling fans that enhance the living experience. Step outside to a private balcony, offering a persona

Key facts

• Private balcony
• Ceiling fans
• Window blinds

Tags

• PRIVATE BALCONY
• WINDOW BLINDS
• CEILING FANS
• GUARD GATED NEIGHBORHOOD

Property features AI

Finance

• Other: Building name: Casablanca
• Financial info: Pets not allowed; Annual tax amount listed
• HOA & community: Casablanca HOA with a monthly fee of $625; HOA covers association management, insurance, grounds maintenance, recreation facilities, security, and trash; Association amenities include clubhouse, fitness center, business center, pool, spa/hot tub, tennis and basketball courts, pickleball, barbecue areas, elevators, and pet restrictions; Senior community

Exterior

• Parking: Assigned underground parking; One assigned space plus guest parking
• Security: 24-hour security; Gated community (association amenity); On-site guard (association amenity)
• Utilities: Electricity available; No photovoltaics
• Home design: Condominium in the Casablanca building; 5-story building; Entry at level 4; Resale property
• Construction: Resale unit
• Exterior features: Terrace; Fire pit; Community pool; In-ground spa / outdoor hot tub; Has view; Twenty-four hour security

Interior

• Kitchen: Electric cooktop; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: Up to 3 bedrooms
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Electric cooling (one unit)
• Interior features: Wet bar; Ceiling fan(s); Window treatments; Programmable thermostat; Blinds; Unfurnished
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $239k.

Deal economics

• At list price, monthly cash flow is $64 ($774/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).

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+, 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.
• Zoned schools: Petersen Dean Es (math 8% / reading 12%, grade F, #386 of 402 statewide, top 98%, 779 students, 100% FRL); Orr William E Ms (math 5% / reading 18%, grade F, #103 of 109 statewide, top 95%, 815 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.
• Zoned-school proficiency averages 12% at this address vs 30% district-wide (-18 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 falling (-4.4%/yr); 180 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); 48% 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 $2,666/mo this rent would consume 78% 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 $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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $238,700

Questions for the listing agent

1. Built in 1976 — 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. 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?
6. 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?
7. 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?
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 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: 1.12% ✓
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 7.5

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: -18.6%
• Equity multiple: 0.37×
• Total profit: $-42,105
• Equity at exit: $35,591

10-year hold

• IRR: -20.8%
• Equity multiple: 0.10×
• Total profit: $-60,430
• Equity at exit: $20,638

Cash invested: $66,836 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,666 high
• Mortgage (P&I): −$1,252
• Tax from tax record: −$66 /mo · $788/yr
• Insurance: −$99
• HOA: −$625
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $64

Break-even live

Break-even rent $2,585

Max offer price $238,700

Occupancy floor 93%

Sensitivity live

Price	-10% $200	-5% $132	+0% $64	+5% $-3	+10% $-71
Rent	-10% $-146	-5% $-41	+0% $64	+5% $170	+10% $275
Rate	-1.0pp $185	-0.5pp $125	base $64	+0.5pp $3	+1.0pp $-60

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: $59,675
• Closing costs: $7,161
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
544 Oakbrook Ln Las Vegas, NV	2.0	1.5	1146	$1,950	$1.70	45d	1	0.16mi
3550 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	947	$1,750	$1.85	45d	20	0.28mi
3930 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	999	$3,370	$3.37	0d	88	0.45mi
3930 University Center Dr Las Vegas, NV	2.0	2.0–3.0	1200	$1,725	$1.44	45d	2	0.47mi
900 E Desert Inn Rd Las Vegas, NV	1.0–2.0	1.0–2.0	1077	$1,800	$1.67	45d	5	0.48mi
3776 Howard Hughes Pkwy Las Vegas, NV	3.0	1.0–2.5	1548	$3,698	$2.39	0d	9	0.50mi
818 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.5	1158	$2,895	$2.50	0d	33	0.57mi
3159 Bel Air Dr Las Vegas, NV	2.0	2.0	1305	$2,750	$2.11	23d	1	0.66mi
3151 Bel Air Dr Las Vegas, NV	3.0	2.5	2176	$3,100	$1.42	25d	1	0.66mi
3145 Bel Air Dr Las Vegas, NV	2.0	2.0	1305	$2,495	$1.91	23d	1	0.67mi
360 E Desert Inn Rd Las Vegas, NV	2.0–3.0	2.0–3.0	2120	$4,400	$2.08	25d	3	0.67mi
360 E Desert Inn Rd Las Vegas, NV	2.0–3.0	2.0–3.0	2120	$4,500	$2.12	45d	4	0.67mi
360 E Desert Inn Rd Las Vegas, NV	2.0–3.0	2.0	1989	$4,400	$2.21	6d	2	0.67mi
3111 Bel Air Dr Las Vegas, NV	2.0–3.0	2.5–3.5	2764	$15,000	$5.43	6d	2	0.75mi
3111 Bel Air Dr Las Vegas, NV	2.0–3.0	2.5	2032	$2,800	$1.38	45d	3	0.75mi
1061 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	967	$2,203	$2.28	16d	35	0.82mi
2999 Bel Air Dr Las Vegas, NV	2.0	2.0	1326	$2,700	$2.04	23d	1	0.89mi
260 E Flamingo Rd Las Vegas, NV	2.0	2.0	1018	$2,372	$2.33	25d	2	0.93mi
260 E Flamingo Rd Las Vegas, NV	2.0	2.0	1018	$2,475	$2.43	4d	1	0.93mi
1575 Cherokee Ln Las Vegas, NV	4.0	2.0	1952	$2,350	$1.20	45d	1	0.93mi
2831 Geary Pl #2909 Las Vegas, NV	2.0	1.0	1112	$1,899	$1.71	45d	1	0.94mi
270 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	877	$2,100	$2.39	45d	7	0.95mi
1601 E Katie Ave Las Vegas, NV	1.0–2.0	1.0–2.0	809	$1,852	$2.29	45d	13	0.96mi
3334 Seminole Cir Las Vegas, NV	4.0	3.0	1947	$5,200	$2.67	25d	1	1.00mi
1700 E Viking Rd Las Vegas, NV	2.0	2.0	1085	$1,662	$1.53	45d	3	1.05mi
2777 Paradise Rd #3503 Las Vegas, NV	2.0	2.5	2195	$6,950	$3.17	45d	1	1.08mi
596 Tam O Shanter Las Vegas, NV	2.0	2.0	1350	$1,750	$1.30	45d	1	1.10mi
2747 Paradise Rd #205 Las Vegas, NV	2.0	2.0	1556	$2,856	$1.84	45d	1	1.10mi
624 Tam O Shanter Las Vegas, NV	2.0	2.5	1800	$2,600	$1.44	16d	1	1.10mi
322 Karen Ave Las Vegas, NV	1.0–2.0	1.5–2.0	1109	$3,500	$3.15	0d	4	1.19mi
322 Karen Ave Las Vegas, NV	1.0–2.0	1.0–2.0	1109	$3,500	$3.15	6d	3	1.19mi
1734 Sombrero Dr Las Vegas, NV	4.0	2.0	2173	$2,795	$1.29	45d	1	1.20mi
222 Karen Ave #3504 Las Vegas, NV	3.0	2.5	1646	$4,000	$2.43	45d	1	1.21mi
222 Karen Ave #3804 Las Vegas, NV	2.0	3.0	1646	$5,000	$3.04	45d	1	1.21mi
222 Karen Ave #4101 Las Vegas, NV	2.0	2.0	1399	$4,000	$2.86	3d	1	1.21mi
222 Karen Ave #4005 Las Vegas, NV	2.0	3.0	1646	$4,500	$2.73	25d	1	1.21mi
1100 Tam O Shanter Las Vegas, NV	2.0	2.0	1400	$2,100	$1.50	45d	1	1.23mi
2700 Las Vegas Blvd S Las Vegas, NV	1.0–2.0	1.0–2.5	1226	$2,950	$2.41	19d	4	1.31mi
2700 Las Vegas Blvd S Las Vegas, NV	2.0	2.0–2.5	1283	$2,792	$2.18	14d	4	1.31mi
205 E Harmon Ave Las Vegas, NV	1.0–2.0	1.5–2.0	1182	$1,950	$1.65	45d	5	1.40mi

HOA detail condo

• Monthly dues: $625 · $7,500/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   days on market $238,700 Active 10 DOM
2. 2026-06-18
   price $238,700 Active 7 DOM
3. 2026-06-18
   days on market $238,800 Active 7 DOM
4. 2026-06-17
   days on market $238,800 Active 6 DOM
5. 2026-06-16
   days on market $238,800 Active 5 DOM
6. 2026-06-15
   days on market $238,800 Active 4 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   days on marketlisting id $238,800 Active 2 DOM
9. 2026-06-09
   days on market $238,800 Active 49 DOM
10. 2026-06-08
    days on market $238,800 Active 48 DOM
11. 2026-06-07
    days on market $238,800 Active 47 DOM
12. 2026-06-03
    days on market $238,800 Active 43 DOM
13. 2026-06-02
    days on market $238,800 Active 42 DOM
14. 2026-06-01
    days on market $238,800 Active 41 DOM
15. 2026-05-31
    days on market $238,800 Active 40 DOM
16. 2026-05-08
    price $238,800 994-char remark
17. 2026-05-05
    price $238,880 994-char remark
18. 2026-05-02
    price $239,900 994-char remark
19. 2026-04-21
    listed $240,000 Active 994-char remark
20. 2026-04-21
    historical
21. 2026-04-20
    price $241,000
22. 2026-04-17
    price $241,500
23. 2026-04-15
    price $242,000
24. 2026-04-03
    listed $242,880 Active
25. 2026-04-02
    historical
26. 2026-03-20
    price $243,800
27. 2026-03-12
    price $243,880
28. 2026-03-09
    price $243,888
29. 2026-03-07
    price $243,900
30. 2026-03-04
    price $243,990
31. 2026-01-28
    price $244,000
32. 2026-01-26
    price $244,500
33. 2026-01-21
    listed $245,000 Active
34. 2026-01-21
    historical
35. 2026-01-09
    price $246,480
36. 2026-01-06
    price $246,680
37. 2025-12-29
    price $246,888
38. 2025-12-29
    price $248,788
39. 2025-12-23
    price $248,798
40. 2025-12-19
    price $248,880
41. 2025-11-06
    listed $250,000 Active
42. 2023-05-19
    soldstatus $230,000 Closed
43. 2023-05-19
    soldstatus $230,000
44. 2023-04-21
    historical Active Under Contract
45. 2023-04-20
    listed $240,000 Active
46. 2023-04-20
    historical
47. 2023-04-06
    listed $240,000 Active
48. 2023-03-21
    status Pending
49. 2023-03-20
    historical
50. 2023-02-20
    listed $240,000 Active

ⓘ 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: $788 · $66/mo
• Projected year-2 tax: $1,408 · $117/mo
• Expected delta: +$621/yr (+$52/mo · 78.8%)

ⓘ 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 · 16 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: $31,995
• − Mortgage interest: −$13,371
• − Property taxes: −$788
• − Insurance: −$1,194
• − Repairs & maintenance: −$2,560
• − Management: −$2,560
• − HOA: −$7,500
• − Depreciation: −$6,944
• Taxable loss: −$2,920
• Est. tax savings @ 24.0%: +$701
• After-tax cash flow: $1,475/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

+187.6% since first listed

46 events — show timeline

• 2026-06-18 Price Changed $238,700 GLVAR
• 2026-06-11 Listed $238,800 GLVAR
• 2026-06-10 Listing Removed — GLVAR
• 2026-05-08 Price Changed $238,800 GLVAR
• 2026-05-05 Price Changed $238,880 GLVAR
• 2026-05-02 Price Changed $239,900 GLVAR
• 2026-04-21 Listing Removed — GLVAR
• 2026-04-21 Listed $240,000 GLVAR
• 2026-04-20 Price Changed $241,000 GLVAR
• 2026-04-17 Price Changed $241,500 GLVAR
• 2026-04-15 Price Changed $242,000 GLVAR
• 2026-04-03 Listed $242,880 GLVAR
• 2026-04-02 Listing Removed — GLVAR
• 2026-03-20 Price Changed $243,800 GLVAR
• 2026-03-12 Price Changed $243,880 GLVAR
• 2026-03-09 Price Changed $243,888 GLVAR
• 2026-03-07 Price Changed $243,900 GLVAR
• 2026-03-04 Price Changed $243,990 GLVAR
• 2026-01-28 Price Changed $244,000 GLVAR
• 2026-01-26 Price Changed $244,500 GLVAR
• 2026-01-21 Listing Removed — GLVAR
• 2026-01-21 Listed $245,000 GLVAR
• 2026-01-09 Price Changed $246,480 GLVAR
• 2026-01-06 Price Changed $246,680 GLVAR
• 2025-12-29 Price Changed $246,888 GLVAR
• 2025-12-29 Price Changed $248,788 GLVAR
• 2025-12-23 Price Changed $248,798 GLVAR
• 2025-12-19 Price Changed $248,880 GLVAR
• 2025-11-06 Listed $250,000 GLVAR
• 2023-05-19 Sold (Public Records) $230,000 Public Records
• 2023-05-19 Sold (MLS) $230,000 GLVAR
• 2023-04-21 Contingent — GLVAR
• 2023-04-20 Listing Removed — GLVAR
• 2023-04-20 Listed $240,000 GLVAR
• 2023-04-06 Listed $240,000 GLVAR
• 2023-03-21 Pending — GLVAR
• 2023-03-20 Listing Removed — GLVAR
• 2023-02-20 Listed $240,000 GLVAR
• 2022-08-31 Listed $275,000 GLVAR
• 2020-04-20 Sold (Public Records) $155,000 Public Records
• 2020-04-20 Sold (MLS) $155,000 GLVAR
• 2020-03-25 Pending — GLVAR
• 2020-03-23 Listed $155,000 GLVAR
• 1989-09-20 Sold (Public Records) $98,000 Public Records
• 1987-06-02 Sold (Public Records) $93,000 Public Records
• 1986-12-10 Sold (Public Records) $83,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $788 · +2.7% YoY. Source: county tax records.