605 S Royal Crest Cir #9 · Paradise, NV 89169

$110,000

1 bd · 1.0 ba · 624 sqft · Condo public records · 117 Days on market

Built 1963 $240/mo HOA · 15% 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1 of 4 available units ideally located just moments from the vibrant energy of the Las Vegas Strip, the cutting-edge MSG Sphere, University of Nevada, Las Vegas, and Harry Reid International Airport, this centrally positioned 1-bedroom, 1-bath condo offers unbeatable convenience in the heart of it all. Whether you're seeking a low-maintenance primary residence, a student-friendly option near campus, or a smart investment opportunity, this property checks the boxes. The community features a refreshing pool, on-site laundry facilities, and a low HOA—making ownership simple and cost-effective. With strong rental demand, continued area growth, and close proximity to world-class dining, entertainment, and major employers, this is an excellent opportunity to secure property in one of the country’s most dynamic markets. Now ready for its next chapter.

Key facts

• Strong rental demand
• Refreshing pool
• Low hoa

Tags

• REFRESHING POOL
• ON-SITE LAUNDRY FACILITIES
• LOW HOA
• STRONG RENTAL DEMAND

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% 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+, 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; 16 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1,562/mo this rent would consume 46% 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 $761 of loan paydown is wiped out by about $3k 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 117 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 10y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $110k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.42% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.71%
• DSCR: 1.61
• GRM: 5.9

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $113
• Equity at exit: $16,401

10-year hold

• IRR: 6.0%
• Equity multiple: 1.38×
• Total profit: $11,673
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,562 high
• Mortgage (P&I): −$577
• Tax from tax record: −$19 /mo · $231/yr
• Insurance: −$46
• HOA: −$240
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $352

Break-even live

Break-even rent $1,116

Max offer price $110,000

Occupancy floor 72%

Sensitivity live

Price	-10% $414	-5% $383	+0% $352	+5% $321	+10% $158
Rent	-10% $229	-5% $290	+0% $352	+5% $414	+10% $475
Rate	-1.0pp $407	-0.5pp $380	base $352	+0.5pp $323	+1.0pp $294

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3550 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	947	$1,100	$1.16	45d	20	0.29mi
3930 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	999	$2,230	$2.23	0d	88	0.39mi
3776 Howard Hughes Pkwy Las Vegas, NV	3.0	1.0–2.5	1548	$2,320	$1.50	0d	9	0.47mi
818 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.5	1158	$1,395	$1.20	0d	33	0.50mi
1061 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	967	$1,117	$1.15	16d	35	0.76mi
260 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	881	$1,600	$1.82	45d	4	0.89mi
270 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	877	$1,695	$1.93	45d	7	0.90mi
230 E Flamingo Rd #335 Las Vegas, NV	1.0	1.0	727	$1,600	$2.20	45d	1	0.91mi
1601 E Katie Ave Las Vegas, NV	1.0–2.0	1.0–2.0	809	$1,325	$1.64	45d	13	0.94mi
210 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	833	$1,795	$2.15	45d	6	0.96mi
220 E Flamingo Rd #229 Las Vegas, NV	1.0	1.0	692	$2,195	$3.17	25d	1	0.97mi
220 E Flamingo Rd #229 Las Vegas, NV	1.0	1.0	692	$2,195	$3.17	23d	1	0.97mi
220 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	863	$1,595	$1.85	45d	7	0.99mi
2000 Fashion Show Dr Unit 1509616P Las Vegas, NV	1.0	1.0	592	$7,075	$11.95	0d	1	1.43mi
2000 Fashion Show Dr Unit 1501424P Las Vegas, NV	1.0	1.0	592	$5,942	$10.04	3d	1	1.43mi
4700 S Maryland Pkwy Las Vegas, NV	1.0	1.0	409	$1,382	$3.37	45d	48	1.48mi

HOA detail condo

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

Listing history 39 events

1. 2026-06-21
   days on market $110,000 Active 117 DOM
2. 2026-06-18
   days on market $110,000 Active 114 DOM
3. 2026-06-17
   days on market $110,000 Active 113 DOM
4. 2026-06-16
   days on market $110,000 Active 112 DOM
5. 2026-06-15
   days on market $110,000 Active 111 DOM
6. 2026-06-13
   days on market $110,000 Active 109 DOM
7. 2026-06-09
   days on market $110,000 Active 105 DOM
8. 2026-06-08
   days on market $110,000 Active 104 DOM
9. 2026-06-07
   days on market $110,000 Active 103 DOM
10. 2026-06-03
    days on market $110,000 Active 99 DOM
11. 2026-06-02
    days on market $110,000 Active 98 DOM
12. 2026-06-01
    days on market $110,000 Active 97 DOM
13. 2026-05-31
    days on market $110,000 Active 96 DOM
14. 2026-04-01
    price $110,000 868-char remark

    Show marketing remark (868 chars)

    1 of 4 available units ideally located just moments from the vibrant energy of the Las Vegas Strip, the cutting-edge MSG Sphere, University of Nevada, Las Vegas, and Harry Reid International Airport, this centrally positioned 1-bedroom, 1-bath condo offers unbeatable convenience in the heart of it all. Whether you're seeking a low-maintenance primary residence, a student-friendly option near campus, or a smart investment opportunity, this property checks the boxes. The community features a refreshing pool, on-site laundry facilities, and a low HOA—making ownership simple and cost-effective. With strong rental demand, continued area growth, and close proximity to world-class dining, entertainment, and major employers, this is an excellent opportunity to secure property in one of the country’s most dynamic markets. Now ready for its next chapter.

15. 2026-02-24
    listed $120,000 Active 868-char remark

    Show marketing remark (868 chars)

    1 of 4 available units ideally located just moments from the vibrant energy of the Las Vegas Strip, the cutting-edge MSG Sphere, University of Nevada, Las Vegas, and Harry Reid International Airport, this centrally positioned 1-bedroom, 1-bath condo offers unbeatable convenience in the heart of it all. Whether you're seeking a low-maintenance primary residence, a student-friendly option near campus, or a smart investment opportunity, this property checks the boxes. The community features a refreshing pool, on-site laundry facilities, and a low HOA—making ownership simple and cost-effective. With strong rental demand, continued area growth, and close proximity to world-class dining, entertainment, and major employers, this is an excellent opportunity to secure property in one of the country’s most dynamic markets. Now ready for its next chapter.

16. 2025-12-31
    historical
17. 2025-12-15
    historical $795
18. 2025-10-19
    price $795
19. 2025-10-05
    listed $899
20. 2025-09-17
    price $135,000
21. 2025-07-01
    listed $157,000 Active
22. 2024-04-18
    historical $900
23. 2024-04-09
    price $900
24. 2024-04-08
    listed $850
25. 2024-01-31
    historical
26. 2023-11-09
    listed $195,000 Active
27. 2023-10-07
    historical
28. 2022-10-08
    listed $115,000 Active
29. 2022-10-07
    historical
30. 2021-10-08
    listed $115,000 Active
31. 2021-03-16
    listed $90,000 Active
32. 2021-03-01
    historical
33. 2020-10-02
    listed $90,000 Active
34. 2018-03-07
    historical
35. 2017-11-28
    listed $75,200 Active
36. 2016-06-18
    historical
37. 2016-02-19
    listed $45,000 Exclusive Right
38. 1983-07-11
    soldstatus $44,000
39. 1983-07-11
    soldstatus $44,000

ⓘ 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: $231 · $19/mo
• Projected year-2 tax: $649 · $54/mo
• Expected delta: +$418/yr (+$35/mo · 180.8%)

ⓘ 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 · 15 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: $18,743
• − Mortgage interest: −$6,162
• − Property taxes: −$231
• − Insurance: −$550
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − HOA: −$2,880
• − Depreciation: −$3,200
• Taxable income: $2,721
• Est. tax owed @ 24.0%: −$653
• After-tax cash flow: $3,570/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

+150.0% since first listed

26 events — show timeline

• 2026-04-01 Price Changed $110,000 GLVAR
• 2026-02-24 Listed $120,000 GLVAR
• 2025-12-31 Listing Removed — GLVAR
• 2025-12-15 Rental Removed $795 RENTEC
• 2025-10-19 Price Changed $795 RENTEC
• 2025-10-05 Listed for Rent $899 RENTEC
• 2025-09-17 Price Changed $135,000 GLVAR
• 2025-07-01 Listed $157,000 GLVAR
• 2024-04-18 Rental Removed $900 RENTEC
• 2024-04-09 Price Changed $900 RENTEC
• 2024-04-08 Listed for Rent $850 RENTEC
• 2024-01-31 Listing Removed — GLVAR
• 2023-11-09 Listed $195,000 GLVAR
• 2023-10-07 Listing Removed — GLVAR
• 2022-10-08 Listed $115,000 GLVAR
• 2022-10-07 Listing Removed — GLVAR
• 2021-10-08 Listed $115,000 GLVAR
• 2021-03-16 Listed $90,000 GLVAR
• 2021-03-01 Listing Removed — GLVAR
• 2020-10-02 Listed $90,000 GLVAR
• 2018-03-07 Listing Removed — GLVAR
• 2017-11-28 Listed $75,200 GLVAR
• 2016-06-18 Listing Removed — GLVAR
• 2016-02-19 Listed $45,000 GLVAR
• 1983-07-11 Sold (Public Records) $44,000 Public Records
• 1983-07-11 Sold (Public Records) $44,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $231 · +1.8% YoY. Source: county tax records.