4525 W Twain Ave · Paradise, NV 89103

$65,000

2 bd · 2.0 ba · 5,400 sqft · Land public records · 1 Days on market

Built 1983

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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 +30.0/30.0
• 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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SELLER FINANCING AVAILABLE FOR MINIMUM CREDIT SCORE OF 690. Welcome to Eldorado Estates! All Ages community at 4525 W Twain Avenue Las Vegas, NV 89103 Mostly renovated! Spacious living area separated from the Kitchen features a pass through breakfast bar with ample cabinets and drawers. Kitchen includes all appliances. The master bedroom can accommodate a King bed set includes a ceiling fan with light, a large walk in closet, laminate flooring. The en-suite bathroom has been upgraded with a light bright vanity, toilet, and a large shower with ceramic tile surround and a sliding glass enclosure. A guest bedroom can accommodate a queen size bed set and includes ceiling fan with light,

Key facts

• Clubhouse amenities
• Large walk in closet
• Large walk in shower

Tags

• PASS THROUGH BREAKFAST BAR
• LARGE WALK IN CLOSET
• UPGRADED EN-SUITE BATHROOM
• GUEST BATHROOM WITH NEW VANITY
• LARGE WALK IN SHOWER
• CLUBHOUSE AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $65k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).

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 (-0.2%/yr); 395 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 89% of comp listings sitting > 30 days — soft ceiling on asking rent; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• This rent runs 31% of the median local income ($49k/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 $449 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.96% ✓
• Cap rate: 16.57%
• Cash-on-cash: 36.69%
• DSCR: 2.63
• GRM: 4.3

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: 29.1%
• Equity multiple: 2.16×
• Total profit: $21,198
• Equity at exit: $9,692

10-year hold

• IRR: 34.7%
• Equity multiple: 3.73×
• Total profit: $49,756
• Equity at exit: $5,620

Cash invested: $18,200 (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 89103

• Rents YoY: -0.2%
• Active inventory: 395
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,273 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $556

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 51%

Sensitivity live

Price	-10% $601	-5% $579	+0% $556	+5% $534	+10% $512
Rent	-10% $456	-5% $506	+0% $556	+5% $607	+10% $657
Rate	-1.0pp $589	-0.5pp $573	base $556	+0.5pp $540	+1.0pp $522

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4610 Elk Springs Ave Apt D Las Vegas, NV	2.0	2.0	3688	$1,250	$0.34	44d	1	0.22mi
4744 W Twain Ave Apt C Las Vegas, NV	2.0	2.0	3688	$1,200	$0.33	44d	1	0.23mi
3649 S Van Dyke Ave Unit C Las Vegas, NV	2.0	2.0	3688	$1,100	$0.30	44d	1	0.28mi
4744 W Sand Creek Ave Unit C Las Vegas, NV	2.0	2.0	3688	$1,250	$0.34	44d	1	0.30mi
4381 W Flamingo Rd Las Vegas, NV	4.0	1.0–4.5	3300	$21,200	$6.42	5d	8	0.47mi
5456 Cabeza Dr Unit B Las Vegas, NV	2.0	2.0	4208	$1,175	$0.28	44d	1	0.93mi
5376 Retablo Ave Unit 2 Las Vegas, NV	2.0	2.0	3792	$1,350	$0.36	44d	1	0.98mi
2781 Eldora Cir Unit B Las Vegas, NV	2.0	2.0	3744	$1,200	$0.32	44d	1	1.36mi
4575 Dean Martin Dr #3304 Las Vegas, NV	3.0	3.5	5122	$11,500	$2.25	44d	1	1.45mi

Listing history 3 events

1. 2026-05-26
   listed $65,000 Active
2. 1998-07-20
   soldstatus $1,600,000
3. 1974-07-01
   soldstatus $1,600,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌡 Heat 8/10 Severe
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,276
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$1,891
• Taxable income: $6,000
• Est. tax owed @ 24.0%: −$1,440
• After-tax cash flow: $5,238/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): 49,041
• Household income: $48,901
• Rent vs Own: 67.7% rent · 32.3% own
• Severe rent burden: 4029.0

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 37% White 29% Two or more races 17% Asian 14% Black 14%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1% Cuban 2%
• Common ancestry: Slovak 1% Portuguese 1% Romanian 1%
• Foreign-born: 35% · Canada, China, South Korea
• Languages at home: 52% English-only · Spanish 29% Tagalog/Filipino 5% Chinese 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: ▼ -226.11%
• Current HPI: 252.2496
• Rent YoY: ▼ -0.16%
• 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

-95.9% since first listed

3 events — show timeline

• 2026-05-26 Listed $65,000 FSBO.com
• 1998-07-20 Sold (Public Records) $1,600,000 Public Records
• 1974-07-01 Sold (Public Records) $1,600,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $100,241 · +8.0% YoY. Source: county tax records.