830 N Lamb Blvd #5 · Las Vegas, NV 89110

$48,100

3 bd · 2.0 ba · 1,072 sqft · Manufactured · 45 Days on market

Built 2026 Good condition

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks

* THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 2 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a billiards room, a picnic area / pavilion / grill, and a playground, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Picnic area
• Billiards room
• Playground

Tags

• BILLIARDS ROOM
• PICNIC AREA
• PLAYGROUND

Property features AI

Finance

• Financial info: List price $48,100

Exterior

• Home design: Condominium unit (Address: 830 N Lamb Blvd #5, Las Vegas, NV 89110); Spec inventory, plan name 88928; Active listing
• Exterior features: Living area approximately 1,072

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: 2 total bathrooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $48k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $810 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $47k (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.
• Market conditions: Rents rising (+1.8%/yr); 260 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $333 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

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 $46,657 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 3.01% ✓
• Cap rate: 26.49%
• Cash-on-cash: 72.15%
• DSCR: 4.21
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: 70.4%
• Equity multiple: 4.12×
• Total profit: $42,045
• Equity at exit: $7,172

10-year hold

• IRR: 74.1%
• Equity multiple: 8.13×
• Total profit: $96,086
• Equity at exit: $4,159

Cash invested: $13,468 (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 89110

• Rents YoY: 1.8%
• Active inventory: 260
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,446 high
• Mortgage (P&I): −$252
• Tax est. 1.5%: −$60 /mo · $722/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $810

Break-even live

Break-even rent $421

Max offer price $48,100

Occupancy floor 39%

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: $12,025
• Closing costs: $1,443
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
628 Triest Ct Apt D Las Vegas, NV	2.0	1.0	731	$950	$1.30	7d	1	0.24mi
917 Bridgewater St Las Vegas, NV	2.0	1.0	749	$1,050	$1.40	43d	1	0.27mi
4156 Abrams Ave Las Vegas, NV	3.0	2.0	1005	$1,700	$1.69	43d	1	0.31mi
4105 Abrams Ave Las Vegas, NV	3.0	2.5	1400	$2,094	$1.50	43d	1	0.31mi
4000 E Bonanza Rd Las Vegas, NV	1.0–2.0	1.0–2.0	850	$1,525	$1.79	3d	7	0.33mi
870 Flagstone Way Las Vegas, NV	2.0	1.5	1102	$1,450	$1.32	23d	1	0.37mi
882 Ripple Way Las Vegas, NV	2.0	1.5	1116	$1,499	$1.34	23d	1	0.41mi
894 Rhinegold Way Las Vegas, NV	2.0	1.5	1116	$1,340	$1.20	43d	1	0.49mi
1400 Henry Ave Unit D Las Vegas, NV	2.0	1.0	898	$915	$1.02	43d	1	0.50mi
1440 Jamielinn Ln #102 Las Vegas, NV	2.0	2.0	1047	$1,150	$1.10	4d	1	0.55mi
1111 N Lamb Blvd #125 Las Vegas, NV	2.0	2.0	1076	$1,299	$1.21	17d	1	0.55mi
1111 N Lamb Blvd #209 Las Vegas, NV	3.0	2.0	1310	$1,399	$1.07	3d	1	0.55mi
4521 E Bonanza Rd Las Vegas, NV	1.0–2.0	1.0–2.0	897	$1,827	$2.04	1d	14	0.59mi
1492 N Lamb Blvd Las Vegas, NV	1.0–2.0	1.0	739	$1,529	$2.07	1d	9	0.63mi
3700 E Bonanza Rd Las Vegas, NV	1.0–2.0	1.0–2.0	850	$1,260	$1.48	1d	8	0.66mi
4302 Lynnann Dr Las Vegas, NV	2.0	1.5	952	$1,350	$1.42	43d	1	0.66mi
1517 Frank Aved St #202 Las Vegas, NV	2.0	2.0	895	$1,025	$1.15	14d	1	0.70mi
3961 Danny Melamed Ave #201 Las Vegas, NV	2.0	2.0	895	$999	$1.12	43d	1	0.70mi
3972 Danny Melamed Ave #102 Las Vegas, NV	2.0	2.0	895	$985	$1.10	43d	1	0.71mi
571 Roxella Ln Unit C Las Vegas, NV	2.0	1.5	1008	$1,250	$1.24	43d	1	0.71mi
824 Hedge Way #2 Las Vegas, NV	3.0	2.0	1022	$1,300	$1.27	21d	1	0.72mi
3956 Danny Melamed Ave #101 Las Vegas, NV	2.0	2.0	895	$1,050	$1.17	1d	1	0.73mi
3956 Danny Melamed Ave #101 Las Vegas, NV	2.0	2.0	895	$1,050	$1.17	7d	1	0.73mi
3980 E Owens Ave Unit 122 Las Vegas, NV	2.0	2.0	880	$1,450	$1.65	43d	1	0.76mi
3980 E Owens Ave Unit 206 Las Vegas, NV	2.0	2.0	880	$1,400	$1.59	43d	1	0.76mi
4433 Shoen Ave Las Vegas, NV	4.0	2.0	1248	$1,745	$1.40	23d	1	0.83mi
1700 N Lamb Blvd Las Vegas, NV	2.0	2.0	989	$1,475	$1.49	7d	2	0.86mi
1001 N Pecos Rd Las Vegas, NV	1.0–3.0	1.0–2.0	875	$1,400	$1.60	3d	7	0.88mi
277 N Lamb Blvd Las Vegas, NV	2.0	2.0	978	$1,195	$1.22	12d	1	0.89mi
277 N Lamb Blvd Unit C Las Vegas, NV	2.0	2.0	978	$1,100	$1.12	2d	1	0.89mi
259 N Lamb Blvd Unit A Las Vegas, NV	2.0	2.0	984	$1,285	$1.31	7d	1	0.90mi
420 Martha St Las Vegas, NV	3.0	1.5	995	$1,695	$1.70	7d	1	0.93mi
4160 E Tonopah Ave Unit 4160 Tonopah 115 Las Vegas, NV	2.0	1.0	803	$1,200	$1.49	21d	1	0.99mi
3630 E Owens Ave Las Vegas, NV	2.0–3.0	1.0–2.0	924	$1,579	$1.71	1d	28	0.99mi
4220 E Tonopah Ave Apt 204 Las Vegas, NV	2.0	1.0	900	$1,000	$1.11	43d	1	1.00mi
4417 Berkley Ave Las Vegas, NV	3.0	2.0	1296	$1,650	$1.27	23d	1	1.00mi
4181 Terrestrial Ln Las Vegas, NV	2.0	1.0	803	$1,100	$1.37	43d	1	1.01mi
4181 Terrestrial Dr Unit 120 Las Vegas, NV	2.0	1.0	803	$1,050	$1.31	43d	1	1.01mi
1835 Lincoln Rd Las Vegas, NV	4.0	3.0	1452	$1,975	$1.36	12d	1	1.03mi
1858 Dwarf Star Dr Unit 233 Las Vegas, NV	2.0	1.0	800	$1,200	$1.50	23d	1	1.07mi

Listing history 13 events

1. 2026-06-18
   days on market $48,100 Active 45 DOM
2. 2026-06-17
   days on market $48,100 Active 44 DOM
3. 2026-06-16
   days on market $48,100 Active 43 DOM
4. 2026-06-15
   days on market $48,100 Active 42 DOM
5. 2026-06-13
   days on market $48,100 Active 40 DOM
6. 2026-06-09
   days on market $48,100 Active 36 DOM
7. 2026-06-08
   days on market $48,100 Active 35 DOM
8. 2026-06-08
   days on market $48,100 Active 34 DOM
9. 2026-06-03
   days on market $48,100 Active 30 DOM
10. 2026-06-02
    days on market $48,100 Active 29 DOM
11. 2026-06-01
    days on market $48,100 Active 28 DOM
12. 2026-05-31
    days on market $48,100 Active 27 DOM
13. 2026-05-04
    listed $48,100 Active 531-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌡 Heat 8/10 Severe
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,349
• − Mortgage interest: −$2,694
• − Property taxes: −$722
• − Insurance: −$240
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$1,399
• Taxable income: $9,517
• Est. tax owed @ 24.0%: −$2,284
• After-tax cash flow: $7,432/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This well-maintained 3-bedroom, 2-bathroom home is ready for a new owner. It offers a family-friendly community with amenities such as a billiards room and playground. With minor updates, it can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both New flooring in high-traffic areas — Fresh flooring can improve the home's appearance and reduce maintenance costs.
• Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and tenants.
• Both Upgrading the bathrooms with modern fixtures — Modern bathrooms can attract more buyers and tenants.
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, attracting more buyers and tenants.
• Both Upgrading the roof if needed — A new roof can improve the home's value and reduce maintenance costs.
• Both Upgrading the windows if needed — New windows can improve energy efficiency and curb appeal, attracting more buyers and tenants.
• Both Upgrading the foundation if needed — A stable foundation is crucial for the home's value and safety, attracting more buyers and tenants.
• Both Upgrading the landscaping if needed — A well-maintained landscape can improve curb appeal and attract more buyers and tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both New flooring in high-traffic areas — Fresh flooring can improve the home's appearance and reduce maintenance costs. ↑
• Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and tenants. ↑
• Both Upgrading the bathrooms with modern fixtures — Modern bathrooms can attract more buyers and tenants. ↑
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, attracting more buyers and tenants. ↑
• Both Upgrading the roof if needed — A new roof can improve the home's value and reduce maintenance costs. ↑
• Both Upgrading the windows if needed — New windows can improve energy efficiency and curb appeal, attracting more buyers and tenants. ↑
• Both Upgrading the foundation if needed — A stable foundation is crucial for the home's value and safety, attracting more buyers and tenants. ↑
• Both Upgrading the landscaping if needed — A well-maintained landscape can improve curb appeal and attract more buyers and tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 69,107
• Household income: $61,001
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 3134.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 63% White 20% Two or more races 18% Black 8% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 52% Cuban 3%
• Common ancestry: Lithuanian 1% Italian 1% Romanian 1%
• Foreign-born: 31% · Canada
• Languages at home: 42% English-only · Spanish 53% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -165.11%
• Current HPI: 299.1815
• Rent YoY: ▲ 1.78%
• 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