109 Prince Ln · Las Vegas, NV 89110

$250,000

5 bd · 2.0 ba · 1,982 sqft · SingleFamily public records · 16 Days on market

Built 1963 8,712 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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 109 Prince Lane! This single-story Las Vegas home offers 5 bedrooms, 2 bathrooms, approximately 1,962 sq. ft. , and a private yard with plenty of potential. The functional layout provides flexibility for future renovation, rental, or resale use. Conveniently located near shopping, schools, parks, and commuter routes, this property is ideal for an investor, contractor, or buyer looking to create value. Property is being sold strictly as-is, where-is, with the seller making no repairs. Due to the current condition and limited access/utilities, cash or hard-money offers are recommended. Buyer and buyer’s agent to verify all information, including square footage, con

Key facts

• Private yard
• Functional layout
• Conveniently located

Tags

• PRIVATE YARD
• FUNCTIONAL LAYOUT
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Open parking
• Utilities: Electricity available; No photovoltaics; Public water; Public sewer
• Home design: Single-family property; Single-story; Faces east; Resale / fixer condition
• Construction: Composition/shingle pitched roof; Resale construction status
• Exterior features: Private in-ground pool; Patio; Private yard; Shed(s); Block fencing in back yard; Desert landscaping; Landscaped; Less than quarter acre lot

Interior

• Kitchen: Electric range; Custom cabinets; Granite countertops
• Bedrooms: Up to 5 bedrooms possible; Bedroom 2 with closet (12x11); Bedroom 3 with closet (12x11); Bedroom 4 with closet (12x11); Bedroom 5 (20x18)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Unfurnished; Bedroom on main level; Primary bedroom downstairs; Custom kitchen cabinets and granite countertops
• Laundry & utility: Electric dryer hookup; Laundry closet on main level

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (5.2% below list).
• Recommended offer: $237k (5.2% below list) — sets the bar for 1% rule.

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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• At $2,371/mo this rent would consume 47% of the median local household income ($61k/yr) (locally 3134% 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 $2k of loan paydown is wiped out by about $8k 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 16 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 5 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.

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 $237,088 (5.2% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.95% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.50%
• DSCR: 1.29
• GRM: 8.8

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-19,328
• Equity at exit: $37,276

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $2,335
• Equity at exit: $21,615

Cash invested: $70,000 (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 89110

• Rents YoY: 1.8%
• Active inventory: 260
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,371 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $379

Break-even live

Break-even rent $1,891

Max offer price $250,000

Occupancy floor 79%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4433 Shoen Ave Las Vegas, NV	4.0	2.0	1248	$1,745	$1.40	24d	1	0.54mi
4613 Fireside Ln Las Vegas, NV	4.0	2.5	2151	$2,140	$0.99	8d	1	1.17mi
4035 Welter Ave Las Vegas, NV	4.0	2.5	2085	$2,795	$1.34	44d	1	1.21mi
4820 Patterson Ave Las Vegas, NV	5.0	2.5	2315	$3,200	$1.38	22d	1	1.39mi

Listing history 21 events

1. 2026-05-11
   listed $250,000 Active 759-char remark
2. 2025-06-13
   historical Active Under Contract
3. 2025-05-21
   listed $375,000 Active
4. 2025-05-21
   historical
5. 2025-04-16
   price $375,000
6. 2025-03-20
   price $385,000
7. 2025-03-03
   price $390,000
8. 2025-02-14
   listed $399,000 Active
9. 2025-01-30
   historical
10. 2021-06-12
    status Pending
11. 2021-06-11
    soldstatus $300,000 Closed
12. 2021-06-11
    soldstatus $300,000
13. 2021-06-04
    historical
14. 2021-05-13
    status Pending
15. 2021-05-12
    listed $300,000 Active
16. 2012-02-16
    soldstatus $73,500 Sold
17. 2012-02-16
    soldstatus $73,500
18. 2012-01-10
    historical Contingent Offer
19. 2011-12-20
    listed $77,500 Exclusive Right
20. 2003-12-18
    soldstatus $130,000
21. 1993-01-29
    soldstatus $79,500

ⓘ 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: $940 · $78/mo
• Projected year-2 tax: $1,475 · $123/mo
• Expected delta: +$535/yr (+$45/mo · 56.8%)

ⓘ 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 ≥108°F today · 17 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: $28,451
• − Mortgage interest: −$14,004
• − Property taxes: −$940
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,276
• − Management: −$2,276
• − Depreciation: −$7,273
• Taxable income: $431
• Est. tax owed @ 24.0%: −$104
• After-tax cash flow: $4,450/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): 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

Price history

+214.5% since first listed

22 events — show timeline

• 2026-05-28 Pending — GLVAR
• 2026-05-11 Listed $250,000 GLVAR
• 2025-06-13 Contingent — GLVAR
• 2025-05-21 Listing Removed — GLVAR
• 2025-05-21 Listed $375,000 GLVAR
• 2025-04-16 Price Changed $375,000 GLVAR
• 2025-03-20 Price Changed $385,000 GLVAR
• 2025-03-03 Price Changed $390,000 GLVAR
• 2025-02-14 Listed $399,000 GLVAR
• 2025-01-30 Coming Soon — GLVAR
• 2021-06-12 Pending — GLVAR
• 2021-06-11 Sold (Public Records) $300,000 Public Records
• 2021-06-11 Sold (MLS) $300,000 GLVAR
• 2021-06-04 Listing Removed — GLVAR
• 2021-05-13 Pending — GLVAR
• 2021-05-12 Listed $300,000 GLVAR
• 2012-02-16 Sold (Public Records) $73,500 Public Records
• 2012-02-16 Sold (MLS) $73,500 GLVAR
• 2012-01-10 Contingent — GLVAR
• 2011-12-20 Listed $77,500 GLVAR
• 2003-12-18 Sold (Public Records) $130,000 Public Records
• 1993-01-29 Sold (Public Records) $79,500 Public Records

Property tax history

-0.8%/yr

Latest (2025): $940 · +2.7% YoY. Source: county tax records.