728 N 11th St · Las Vegas, NV 89101

$550,000

8 bd · 4.0 ba · 3,550 sqft · MultiFamily public records · 137 Days on market

Built 1962 6,970 sqft lot

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Why this score? — see what drove the D 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 +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• 1% rule +2.9/10.0
• 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 (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

GREAT INVESTMENT OPPORTUNITY! HIS MULTI-UNIT PROPERTY FEATURES 4 UNITS, EACH OFFERING 2 BEDROOMS & 1 BATH. AMPLE PARKING AVAILABLE.

Key facts

• 6,970 sq ft lot
• Built 1962
• Listed 137 days

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive. Per door: $59/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $433k (21.2% below list).
• Recommended offer: $433k (21.2% 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.
• Zoned schools: Squires C P Es (math 9% / reading 18%, grade F, #361 of 402 statewide, top 90%, 584 students, 100% FRL); Smith J D Ms (1,254 students, 100% FRL); Rancho Hs (math 20% / reading 38%, grade F, #71 of 131 statewide, top 55%, 3,064 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 186 active listings in the ZIP; lower-income renter base — watch delinquency; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• At $4,334/mo this rent would consume 132% 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.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($484k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $245k; list at $550k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $433,400 (21.2% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 10.6

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-80,269
• Equity at exit: $82,007

10-year hold

• IRR: -6.8%
• Equity multiple: 0.58×
• Total profit: $-65,160
• Equity at exit: $47,554

Cash invested: $154,000 (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 89101

• Home prices YoY: -22.8%
• Rents YoY: 2.5%
• Active inventory: 186
• Price-to-rent: 31.7×

Monthly cashflow live

• Estimated rent: $4,334 high
• Mortgage (P&I): −$2,884
• Tax from tax record: −$134 /mo · $1,604/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$910
• Net cashflow: $177

Break-even live

Break-even rent $4,110

Max offer price $550,000

Occupancy floor 91%

Sensitivity live

Price	-10% $488	-5% $332	+0% $177	+5% $21	+10% $-135
Rent	-10% $-166	-5% $6	+0% $177	+5% $348	+10% $519
Rate	-1.0pp $454	-0.5pp $317	base $177	+0.5pp $34	+1.0pp $-111

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$4,335
Total (3 units)			$4,334

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $550,000 Active 137 DOM
2. 2026-06-18
   days on market $550,000 Active 134 DOM
3. 2026-06-17
   days on market $550,000 Active 133 DOM
4. 2026-06-16
   days on market $550,000 Active 132 DOM
5. 2026-06-15
   days on market $550,000 Active 131 DOM
6. 2026-06-13
   days on market $550,000 Active 129 DOM
7. 2026-06-09
   days on market $550,000 Active 125 DOM
8. 2026-06-08
   days on market $550,000 Active 124 DOM
9. 2026-06-07
   days on market $550,000 Active 123 DOM
10. 2026-06-03
    days on market $550,000 Active 119 DOM
11. 2026-06-02
    days on market $550,000 Active 118 DOM
12. 2026-06-01
    days on market $550,000 Active 117 DOM
13. 2026-05-31
    days on market $550,000 Active 116 DOM
14. 2026-05-06
    price $550,000 137-char remark

    Show marketing remark (137 chars)

    GREAT INVESTMENT OPPORTUNITY! HIS MULTI-UNIT PROPERTY FEATURES 4 UNITS, EACH OFFERING 2 BEDROOMS & 1 BATH. AMPLE PARKING AVAILABLE.

15. 2026-02-03
    listed $600,000 Active 137-char remark

    Show marketing remark (137 chars)

    GREAT INVESTMENT OPPORTUNITY! HIS MULTI-UNIT PROPERTY FEATURES 4 UNITS, EACH OFFERING 2 BEDROOMS & 1 BATH. AMPLE PARKING AVAILABLE.

16. 2017-10-03
    soldstatus $245,000
17. 2003-08-13
    soldstatus $210,000
18. 2000-01-31
    soldstatus $155,000

ⓘ 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: $1,604 · $134/mo
• Projected year-2 tax: $3,245 · $270/mo
• Expected delta: +$1,640/yr (+$137/mo · 102.2%)

ⓘ 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: $52,008
• − Mortgage interest: −$30,809
• − Property taxes: −$1,604
• − Insurance: −$2,750
• − Repairs & maintenance: −$4,161
• − Management: −$4,161
• − Depreciation: −$16,000
• Taxable loss: −$7,476
• Est. tax savings @ 24.0%: +$1,794
• After-tax cash flow: $3,915/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

+254.8% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $550,000 GLVAR
• 2026-02-03 Listed $600,000 GLVAR
• 2017-10-03 Sold (Public Records) $245,000 Public Records
• 2003-08-13 Sold (Public Records) $210,000 Public Records
• 2000-01-31 Sold (Public Records) $155,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,604 · -12.3% YoY. Source: county tax records.