4509 Cielo Ln · Las Vegas, NV 89130

$200,000

3 bd · 2.0 ba · 1,244 sqft · SingleFamily public records · 1 Days on market

Built 1995 4,792 sqft lot $14/mo HOA · 1% 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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom home, very clean, with open floor plan. This property is not a fixure upper. Has a breakfast nook and fireplace in living room. Fiber glass pool in back yard. It is priced to sell please submit all offers as this home will not last.

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Private in-ground fiberglass pool and spa
• HOA & community: Homeowners association: Rancho Alta Mira; HOA fee $14 monthly

Exterior

• Parking: Attached private garage; 2-car garage
• Security: Owned security system
• Utilities: Underground utilities; Public water; Public sewer; No photovoltaics
• Home design: Single-story home; Faces east; Resale property
• Construction: Tile roof; Resale construction
• Exterior features: Private yard; Desert landscaping; Landscaped; Less than quarter-acre lot; Full block fencing

Interior

• Kitchen: Stainless steel appliances; Gas range; Microwave; Disposal; Tile flooring in kitchen
• Bedrooms: 3 possible bedrooms; Bedroom 3 downstairs with ceiling fan, ceiling light, closet (14x9); Bedroom 2 downstairs with ceiling fan, ceiling light, closet (10x10); Primary bedroom downstairs with ceiling fan, ceiling light, walk-in closet (13x13)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom; Shower-only in one bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Blinds on windows; Unfurnished; Bedroom on main level; Ceiling fans; Primary bedroom downstairs; Window treatments
• Laundry & utility: Gas dryer hookup in garage; Laundry area located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).

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.
• Market conditions: Rents flat; 198 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $6k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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 $97k; list at $200k implies a 106% gain — meaningful room to come down on a strong offer.

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 $200,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.67%
• DSCR: 1.30
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.98% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-16,661
• Equity at exit: $29,821

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-5,028
• Equity at exit: $17,292

Cash invested: $56,000 (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 89130

• Home prices YoY: -26.6%
• Rents YoY: 1.0%
• Active inventory: 198
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,030 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$146 /mo · $1,757/yr
• Insurance: −$83
• HOA: −$14
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $311

Break-even live

Break-even rent $1,636

Max offer price $200,000

Occupancy floor 80%

Sensitivity live

Price	-10% $424	-5% $368	+0% $311	+5% $255	+10% $198
Rent	-10% $151	-5% $231	+0% $311	+5% $391	+10% $472
Rate	-1.0pp $412	-0.5pp $362	base $311	+0.5pp $259	+1.0pp $207

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4425 Rodman Dr Las Vegas, NV	3.0	2.0	1486	$1,995	$1.34	44d	1	0.21mi
4508 Harbison Canyon Ct Las Vegas, NV	3.0	2.5	1429	$2,085	$1.46	44d	1	0.63mi
4254 Valley Regents Dr North Las Vegas, NV	3.0	2.0	1440	$1,850	$1.28	44d	1	0.88mi
4814 Spring Falls Way North Las Vegas, NV	3.0	2.0	1236	$1,875	$1.52	24d	1	0.94mi
5004 Crystal Breeze Ln North Las Vegas, NV	3.0	2.0	1152	$1,920	$1.67	44d	1	0.98mi
3925 Lazy Pine St #201 Las Vegas, NV	2.0	2.0	1342	$1,490	$1.11	44d	1	1.01mi
3708 Scuba Cir Unit A Las Vegas, NV	2.0	2.0	912	$1,200	$1.32	44d	1	1.06mi
3651 N Rancho Dr Las Vegas, NV	1.0–3.0	1.0–2.0	959	$2,158	$2.25	44d	13	1.08mi
6404 Sierra Diablo Ave Las Vegas, NV	2.0	2.5	1265	$1,750	$1.38	4d	1	1.13mi
4794 Cannon Hill Ct Las Vegas, NV	3.0	3.0	1404	$2,000	$1.42	44d	1	1.17mi
4216 Fino Cir Unit Labs North Las Vegas, NV	3.0	2.0	1500	$2,650	$1.77	20d	1	1.18mi
6484 Arrow Cottage Ct Las Vegas, NV	3.0	3.0	1404	$1,695	$1.21	24d	1	1.20mi
5408 Cove Point Dr Las Vegas, NV	2.0	2.0	1464	$1,895	$1.29	24d	1	1.23mi
5408 Cove Point Dr Las Vegas, NV	2.0	2.0	1463	$1,895	$1.30	8d	1	1.23mi
4107 Cutting Horse Ave North Las Vegas, NV	3.0	2.0	1342	$2,205	$1.64	18d	1	1.26mi
5317 Creeping Ivy Ct North Las Vegas, NV	3.0	2.0	1370	$2,035	$1.49	5d	1	1.27mi
5351 Reardon Ct North Las Vegas, NV	3.0	2.0	1370	$2,045	$1.49	8d	1	1.27mi
4705 Wild Oak Way North Las Vegas, NV	3.0	2.0	1320	$1,905	$1.44	44d	1	1.32mi
3825 Craig Crossing Dr North Las Vegas, NV	1.0–3.0	1.0–2.0	1026	$2,126	$2.07	3d	12	1.37mi
4804 Marblecrest Ct Las Vegas, NV	3.0	2.0	1244	$1,875	$1.51	44d	1	1.44mi

HOA detail

• Monthly dues: $14 · $168/yr
• Likely covers: pool

Listing history 7 events

1. 2026-05-13
   status Pending
2. 2026-05-13
   listed $200,000 Active
3. 2011-03-07
   soldstatus $97,000 Sold 242-char remark

   Show marketing remark (242 chars)

   3 bedroom home, very clean, with open floor plan. This property is not a fixure upper. Has a breakfast nook and fireplace in living room. Fiber glass pool in back yard. It is priced to sell please submit all offers as this home will not last.

4. 2011-02-04
   historical Contingent Offer 242-char remark

   Show marketing remark (242 chars)

   3 bedroom home, very clean, with open floor plan. This property is not a fixure upper. Has a breakfast nook and fireplace in living room. Fiber glass pool in back yard. It is priced to sell please submit all offers as this home will not last.

5. 2011-01-27
   listed $97,000 Exclusive Right 242-char remark

   Show marketing remark (242 chars)

   3 bedroom home, very clean, with open floor plan. This property is not a fixure upper. Has a breakfast nook and fireplace in living room. Fiber glass pool in back yard. It is priced to sell please submit all offers as this home will not last.

6. 2004-05-03
   soldstatus $232,500
7. 1995-06-23
   soldstatus $103,495

ⓘ 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: $1,757 · $146/mo
• Projected year-2 tax: $1,757 · $146/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 17 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: $24,360
• − Mortgage interest: −$11,203
• − Property taxes: −$1,757
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − HOA: −$168
• − Depreciation: −$5,818
• Taxable income: $516
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $3,610/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): 36,603
• Household income: $85,278
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 1263.0

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 0.68)
• Race & ethnicity: White 49% Hispanic / Latino 22% Black 17% Two or more races 17% Asian 5%
• Hispanic origin (detail): Mexican 15% Cuban 1%
• Common ancestry: Romanian 2% Slovak 2% Italian 1%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 16% 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: ▼ -96.83%
• Current HPI: 266.7774
• Rent YoY: ▲ 0.98%
• 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

+93.2% since first listed

7 events — show timeline

• 2026-05-13 Pending — GLVAR
• 2026-05-13 Listed $200,000 GLVAR
• 2011-03-07 Sold (MLS) $97,000 GLVAR
• 2011-02-04 Contingent — GLVAR
• 2011-01-27 Listed $97,000 GLVAR
• 2004-05-03 Sold (Public Records) $232,500 Public Records
• 1995-06-23 Sold (Public Records) $103,495 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,757 · +2.8% YoY. Source: county tax records.