3720 Royal Crest St #21 · Paradise, NV 89119

$75,000

1 bd · 1.0 ba · 480 sqft · Condo public records · 46 Days on market

Built 1963 $240/mo HOA · 20% of rent

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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 +28.8/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Prime location, prime opportunity! Just minutes from the Las Vegas Convention Center, Sphere, Wynn Las Vegas, and the world-famous Las Vegas Strip. This second-floor 1-bedroom, 1-bath condo is an excellent investment opportunity in the heart of it all. Not bank owned or short sale.

Key facts

• Prime location
• Las vegas strip
• $240 HOA

Tags

• PRIME LOCATION
• LAS VEGAS CONVENTION CENTER
• LAS VEGAS STRIP

Property features AI

Finance

• Other: Zoned for single family
• Financial info: No additional financial details provided
• HOA & community: Has HOA (Royal Crest); HOA fee due monthly (includes association management); Community pool

Exterior

• Parking: Assigned covered parking; Guest parking
• Security: No security features listed
• Utilities: Underground utilities; Public water; Public sewer; Photovoltaics: none
• Home design: Attached property; 2 stories; Faces east; Resale condition
• Construction: Composition/flat/shingle roof; Resale property
• Exterior features: Desert landscaping; Landscaped yard; Less than quarter acre lot; Community pool

Interior

• Kitchen: Electric range; Disposal; Refrigerator; Breakfast nook/eating area
• Bedrooms: 1 possible bedroom; Upstairs bedroom (12x11)
• Flooring: Carpet; Linoleum; Vinyl
• Bathrooms: 1 full bathroom with tub/shower combo
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Blinds and window treatments; Window treatments
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

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+, schools F, 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.
• Market conditions: Rents soft (-1.8%/yr); 199 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• This rent runs 30% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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 46 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $25k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $75k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.59% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.42%
• DSCR: 1.64
• GRM: 5.3

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $555
• Equity at exit: $11,183

10-year hold

• IRR: 6.3%
• Equity multiple: 1.39×
• Total profit: $8,205
• Equity at exit: $6,485

Cash invested: $21,000 (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 89119

• Rents YoY: -1.8%
• Active inventory: 199
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,189 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$23 /mo · $270/yr
• Insurance: −$31
• HOA: −$240
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $252

Break-even live

Break-even rent $870

Max offer price $75,000

Occupancy floor 74%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4700 S Maryland Pkwy Las Vegas, NV	1.0	1.0	409	$1,382	$3.37	44d	48	1.44mi

HOA detail condo

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

Listing history 18 events

1. 2026-06-18
   days on market $75,000 Active 46 DOM
2. 2026-06-17
   days on market $75,000 Active 45 DOM
3. 2026-06-16
   days on market $75,000 Active 44 DOM
4. 2026-06-15
   days on market $75,000 Active 43 DOM
5. 2026-06-13
   days on market $75,000 Active 41 DOM
6. 2026-06-09
   days on market $75,000 Active 37 DOM
7. 2026-06-08
   days on market $75,000 Active 36 DOM
8. 2026-06-07
   pricedays on market $75,000 Active 35 DOM
9. 2026-06-03
   days on market $99,900 Active 31 DOM
10. 2026-06-02
    days on market $99,900 Active 30 DOM
11. 2026-06-01
    days on market $99,900 Active 29 DOM
12. 2026-05-31
    days on market $99,900 Active 28 DOM
13. 2026-05-03
    listed $99,900 Active 282-char remark
14. 2014-11-08
    historical
15. 2014-09-10
    price $29,995
16. 2014-08-14
    listed $35,000 Exclusive Right
17. 1983-06-23
    soldstatus $36,500
18. 1983-06-23
    soldstatus $36,500

ⓘ 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: $270 · $23/mo
• Projected year-2 tax: $442 · $37/mo
• Expected delta: +$172/yr (+$14/mo · 63.7%)

ⓘ 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: $14,270
• − Mortgage interest: −$4,201
• − Property taxes: −$270
• − Insurance: −$375
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − HOA: −$2,880
• − Depreciation: −$2,182
• Taxable income: $2,078
• Est. tax owed @ 24.0%: −$499
• After-tax cash flow: $2,529/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): 50,196
• Household income: $46,960
• Rent vs Own: 77.2% rent · 22.8% own
• Severe rent burden: 4678.0

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 38% White 29% Two or more races 18% Black 13% Asian 11%
• Hispanic origin (detail): Mexican 23% Puerto Rican 1% Cuban 4%
• Common ancestry: Romanian 2% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 31% · Canada, China, Jamaica
• Languages at home: 57% English-only · Spanish 29% Tagalog/Filipino 6% Other Indo-European 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: ▼ -221.72%
• Current HPI: 266.4892
• Rent YoY: ▼ -1.81%
• 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

+105.5% since first listed

7 events — show timeline

• 2026-06-03 Price Changed $75,000 GLVAR
• 2026-05-03 Listed $99,900 GLVAR
• 2014-11-08 Listing Removed — GLVAR
• 2014-09-10 Price Changed $29,995 GLVAR
• 2014-08-14 Listed $35,000 GLVAR
• 1983-06-23 Sold (Public Records) $36,500 Public Records
• 1983-06-23 Sold (Public Records) $36,500 Public Records

Property tax history

-0.8%/yr

Latest (2025): $270 · +6.9% YoY. Source: county tax records.