736 N 10th St · Las Vegas, NV 89101

$520,000

4 bd · 4.0 ba · 2,592 sqft · MultiFamily public records · 134 Days on market

Built 1955 6,970 sqft lot

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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 +27.7/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

GREAT INVESTMENT OPPORTUNITY FEATURING A TOTAL OF 6 UNITS. FOUR ONE-BEDROOM, ONE-BATH UNITS & TWO STUDIO UNITS. ON-SITE LAUNDRY ROOM PROVIDES ADDITIONAL INCOME POTENTIAL.

Key facts

• On-site laundry room
• Total of 6 units
• 6,970 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• TOTAL OF 6 UNITS
• ON-SITE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $520k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $520k).
• Recommended offer: $458k (12.0% 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 (+2.5%/yr); 188 active listings in the ZIP; 6 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; lower-income renter base — watch delinquency; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• At $5,862/mo this rent would consume 178% of the median local household income ($39k/yr) (locally 3814% 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 $4k of loan paydown is wiped out by about $16k 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 + 2.5% rent growth), your $146k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($458k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $80k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $222k; list at $520k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $457,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.98%
• DSCR: 1.58
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.51% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $12,924
• Equity at exit: $77,534

10-year hold

• IRR: 11.4%
• Equity multiple: 1.88×
• Total profit: $127,743
• Equity at exit: $44,960

Cash invested: $145,600 (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 89101

• Home prices YoY: -22.8%
• Rents YoY: 2.5%
• Active inventory: 188
• Price-to-rent: 46.7×

Monthly cashflow live

• Estimated rent: $5,862 high
• Mortgage (P&I): −$2,727
• Tax from tax record: −$113 /mo · $1,350/yr
• Insurance: −$217
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,231
• Net cashflow: $1,575

Break-even live

Break-even rent $3,868

Max offer price $520,000

Occupancy floor 68%

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,708
▸ 2× units	0	1	$2,152
Total (6 units)			$5,862

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: $130,000
• Closing costs: $15,600
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Las Vegas Blvd N Las Vegas, NV	1.0–3.0	1.5–2.5	1405	$3,400	$2.42	7d	6	0.64mi
150 Las Vegas Blvd N Las Vegas, NV	1.0–3.0	1.5–2.5	1347	$3,500	$2.60	43d	7	0.64mi
1610 E Ogden Ave Las Vegas, NV	4.0	3.0	1787	$2,250	$1.26	7d	1	0.87mi
255 Promenade Pl Las Vegas, NV	3.0	1.0–3.5	1850	$3,295	$1.78	3d	266	1.22mi
1911 Princeton St Unit B North Las Vegas, NV	3.0	1.0	2552	$1,300	$0.51	43d	1	1.26mi
1013 Francis Ave Las Vegas, NV	3.0	2.0	1904	$2,888	$1.52	44d	1	1.45mi

Listing history 33 events

1. 2026-06-18
   days on market $520,000 Active 134 DOM
2. 2026-06-17
   days on market $520,000 Active 133 DOM
3. 2026-06-16
   days on market $520,000 Active 132 DOM
4. 2026-06-15
   days on market $520,000 Active 131 DOM
5. 2026-06-13
   days on market $520,000 Active 129 DOM
6. 2026-06-09
   days on market $520,000 Active 125 DOM
7. 2026-06-08
   days on market $520,000 Active 124 DOM
8. 2026-06-07
   days on market $520,000 Active 123 DOM
9. 2026-06-03
   days on market $520,000 Active 119 DOM
10. 2026-06-02
    days on market $520,000 Active 118 DOM
11. 2026-06-01
    days on market $520,000 Active 117 DOM
12. 2026-05-31
    days on market $520,000 Active 116 DOM
13. 2026-05-06
    price $520,000 176-char remark

    Show marketing remark (176 chars)

    GREAT INVESTMENT OPPORTUNITY FEATURING A TOTAL OF 6 UNITS. FOUR ONE-BEDROOM, ONE-BATH UNITS & TWO STUDIO UNITS. ON-SITE LAUNDRY ROOM PROVIDES ADDITIONAL INCOME POTENTIAL.

14. 2026-05-06
    price $550,000 176-char remark

    Show marketing remark (176 chars)

    GREAT INVESTMENT OPPORTUNITY FEATURING A TOTAL OF 6 UNITS. FOUR ONE-BEDROOM, ONE-BATH UNITS & TWO STUDIO UNITS. ON-SITE LAUNDRY ROOM PROVIDES ADDITIONAL INCOME POTENTIAL.

15. 2026-02-03
    listed $600,000 Active 176-char remark

    Show marketing remark (176 chars)

    GREAT INVESTMENT OPPORTUNITY FEATURING A TOTAL OF 6 UNITS. FOUR ONE-BEDROOM, ONE-BATH UNITS & TWO STUDIO UNITS. ON-SITE LAUNDRY ROOM PROVIDES ADDITIONAL INCOME POTENTIAL.

16. 2015-12-04
    soldstatus $222,500
17. 2014-04-22
    soldstatus $205,000
18. 2014-03-05
    historical
19. 2014-02-24
    listed $239,900 Exclusive Right
20. 2014-01-16
    soldstatus $142,500
21. 2013-08-19
    historical
22. 2013-08-15
    price $199,990
23. 2013-08-01
    price $215,990
24. 2013-06-19
    listed $225,990 Exclusive Right
25. 2013-05-08
    soldstatus $140,000 Sold
26. 2013-02-11
    price $149,000
27. 2012-12-11
    listed $175,000 Exclusive Right
28. 2012-11-09
    historical
29. 2012-05-08
    listed $164,990 Exclusive Right
30. 2005-04-11
    soldstatus $290,000
31. 2002-08-22
    soldstatus $384,000
32. 1990-08-17
    soldstatus $212,500
33. 1990-08-01
    soldstatus $182,010

ⓘ 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: $1,350 · $113/mo
• Projected year-2 tax: $3,068 · $256/mo
• Expected delta: +$1,718/yr (+$143/mo · 127.2%)

ⓘ 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 ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,344
• − Mortgage interest: −$29,128
• − Property taxes: −$1,350
• − Insurance: −$2,600
• − Repairs & maintenance: −$5,628
• − Management: −$5,628
• − Depreciation: −$15,127
• Taxable income: $10,883
• Est. tax owed @ 24.0%: −$2,612
• After-tax cash flow: $16,286/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): 42,739
• Household income: $39,459
• Rent vs Own: 81.3% rent · 18.7% own
• Severe rent burden: 3814.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 57% Two or more races 19% White 19% Black 14% Asian 5% Native American 3%
• Hispanic origin (detail): Mexican 45% Puerto Rican 1% Cuban 1%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 31% · Canada, China
• Languages at home: 47% English-only · Spanish 48% Tagalog/Filipino 2% Chinese 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: ▼ -90.49%
• Current HPI: 305.6227
• Rent YoY: ▲ 2.51%
• 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

+185.7% since first listed

21 events — show timeline

• 2026-05-06 Price Changed $520,000 GLVAR
• 2026-05-06 Price Changed $550,000 GLVAR
• 2026-02-03 Listed $600,000 GLVAR
• 2015-12-04 Sold (Public Records) $222,500 Public Records
• 2014-04-22 Sold (Public Records) $205,000 Public Records
• 2014-03-05 Listing Removed — GLVAR
• 2014-02-24 Listed $239,900 GLVAR
• 2014-01-16 Sold (Public Records) $142,500 Public Records
• 2013-08-19 Listing Removed — GLVAR
• 2013-08-15 Price Changed $199,990 GLVAR
• 2013-08-01 Price Changed $215,990 GLVAR
• 2013-06-19 Listed $225,990 GLVAR
• 2013-05-08 Sold (MLS) $140,000 GLVAR
• 2013-02-11 Price Changed $149,000 GLVAR
• 2012-12-11 Listed $175,000 GLVAR
• 2012-11-09 Listing Removed — GLVAR
• 2012-05-08 Listed $164,990 GLVAR
• 2005-04-11 Sold (Public Records) $290,000 Public Records
• 2002-08-22 Sold (Public Records) $384,000 Public Records
• 1990-08-17 Sold (Public Records) $212,500 Public Records
• 1990-08-01 Sold (Public Records) $182,010 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,350 · -73.4% YoY. Source: county tax records.