714 Oakmont Ave #1104 · Winchester, NV 89109

$139,500

1 bd · 1.0 ba · 620 sqft · Condo public records · 20 Days on market

Built 1972 $478/mo HOA · 25% of rent

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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 +20.9/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Livability +4.0/5.0
• Appreciation +3.9/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0

Listing remarks

Newly renovated second floor studio condo in a desirable guard gated golf course community. Bright and inviting, this move in ready unit features new carpet and luxury vinyl plank flooring throughout. The upgraded kitchen showcases white cabinetry, sleek quartz countertops, and stainless steel appliances. Enjoy the added appeal of a private balcony. Community amenities include 5 pools, laundry rooms and a fitness center. Easy to show, come see it today!

Key facts

• Fitness center
• Private balcony
• Upgraded kitchen

Tags

• UPGRADED KITCHEN
• PRIVATE BALCONY
• 5 POOLS
• FITNESS CENTER

Property features AI

Finance

• Other: Community pool
• HOA & community: Homeowners association (monthly fees); Association amenities include clubhouse, fitness center, gated access, barbecue, pool, guard, spa/hot tub; Association fee includes management, grounds maintenance, sewer, security, and water

Exterior

• Parking: Assigned parking; Covered parking; Guest parking
• Security: Gated community
• Utilities: Electricity available; Underground utilities; Public sewer; Public water
• Home design: 2 stories; Faces west; Single-family zoning; Resale property; Has attached property
• Construction: Tile roof; Resale construction
• Exterior features: Balcony; Desert landscaping; Landscaped

Interior

• Kitchen: Quartz countertops; Stainless steel appliances; Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: 1 possible bedroom
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 1 full bathroom; Shower only
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Window treatments; Unfurnished
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $137k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#3 in NV, #2,272 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment 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 falling (-3.2%/yr); 349 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• This rent runs 43% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $964 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 20 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y 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.
• Current owner paid $114k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• 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 $137,407 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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: 1.38% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.22% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.72×
• Total profit: $-10,989
• Equity at exit: $25,669

10-year hold

• IRR: -4.1%
• Equity multiple: 0.74×
• Total profit: $-10,294
• Equity at exit: $20,594

Cash invested: $39,060 (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 89109

• Home prices YoY: -1.2%
• Rents YoY: -3.2%
• Active inventory: 349
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,922 high
• Mortgage (P&I): −$732
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$58
• HOA: −$478
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $195

Break-even live

Break-even rent $1,675

Max offer price $139,500

Occupancy floor 85%

Sensitivity live

Price	-10% $274	-5% $235	+0% $195	+5% $156	+10% $116
Rent	-10% $43	-5% $119	+0% $195	+5% $271	+10% $347
Rate	-1.0pp $265	-0.5pp $231	base $195	+0.5pp $159	+1.0pp $122

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	44d	20	1.03mi
123 W Imperial Ave Las Vegas, NV	3.0	1.0–2.0	963	$2,481	$2.58	2d	285	1.21mi
1201 S 3rd St Las Vegas, NV	1.0–2.0	1.0–2.0	919	$1,745	$1.90	8d	70	1.27mi
3776 Howard Hughes Pkwy Las Vegas, NV	3.0	1.0–2.5	1548	$2,357	$1.52	2d	9	1.34mi
3930 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	999	$2,241	$2.24	3d	87	1.41mi
914 S 4th St Unit 2 Las Vegas, NV	1.0	1.0	540	$1,400	$2.59	44d	1	1.45mi

HOA detail condo

• Monthly dues: $478 · $5,736/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-18
   days on market $139,500 Active 20 DOM
2. 2026-06-17
   days on market $139,500 Active 19 DOM
3. 2026-06-16
   days on market $139,500 Active 18 DOM
4. 2026-06-15
   days on market $139,500 Active 17 DOM
5. 2026-06-13
   days on market $139,500 Active 15 DOM
6. 2026-06-09
   days on market $139,500 Active 11 DOM
7. 2026-06-08
   days on market $139,500 Active 10 DOM
8. 2026-06-07
   pricedays on market $139,500 Active 9 DOM
9. 2026-06-03
   days on market $145,000 Active 5 DOM
10. 2026-06-02
    days on market $145,000 Active 4 DOM
11. 2026-06-01
    days on market $145,000 Active 3 DOM
12. 2026-05-31
    days on market $145,000 Active 2 DOM
13. 2026-04-16
    listed $149,500 Active 457-char remark
14. 2026-04-16
    historical
15. 2026-03-22
    listed $159,500 Active
16. 2026-03-03
    soldstatus $114,000
17. 2026-02-13
    historical
18. 2026-01-29
    price $149,900
19. 2026-01-22
    price $154,900
20. 2026-01-13
    price $159,900
21. 2026-01-07
    price $169,900
22. 2026-01-03
    listed $172,000 Active
23. 2026-01-03
    price $172,000
24. 2025-12-31
    historical
25. 2021-02-24
    soldstatus $114,000 Closed
26. 2021-02-24
    soldstatus $114,000
27. 2021-01-11
    status Active Under Contract
28. 2021-01-05
    historical
29. 2020-11-12
    price $117,500
30. 2020-10-06
    listed $122,500 Active
31. 2014-04-30
    soldstatus $53,000 Sold
32. 2014-04-30
    soldstatus $53,000
33. 2014-02-06
    listed $59,000 Exclusive Right
34. 2010-04-13
    historical
35. 2010-04-13
    soldstatus $39,000
36. 2010-02-02
    listed $41,900
37. 2004-07-29
    soldstatus $49,000,000

ⓘ 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: $671 · $56/mo
• Projected year-2 tax: $823 · $69/mo
• Expected delta: +$152/yr (+$13/mo · 22.6%)

ⓘ 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 · 18 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: $23,069
• − Mortgage interest: −$7,814
• − Property taxes: −$671
• − Insurance: −$698
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − HOA: −$5,736
• − Depreciation: −$4,058
• Taxable income: $400
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $2,245/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 — Winchester

• Score: 79/100
• State rank: #3
• US rank: #2272

Category grades

Amenities B- Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety B+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winchester, NV
• County: Clark County · 2,306,105 people
• City population: 39,883
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 6,504
• Household income: $53,684
• Rent vs Own: 65.3% rent · 34.7% own
• Severe rent burden: 836.0

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 0.73)
• Race & ethnicity: White 44% Black 18% Hispanic / Latino 16% Asian 14% Two or more races 12%
• Hispanic origin (detail): Mexican 10% Cuban 1%
• Common ancestry: Lithuanian 3% Scotch-Irish 2% Romanian 2%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 9% Tagalog/Filipino 7% Chinese 2%

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: ▼ -2.22%
• Current HPI: 180.1607
• Rent YoY: ▼ -3.23%
• 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

-99.7% since first listed

28 events — show timeline

• 2026-06-06 Price Changed $139,500 GLVAR
• 2026-05-29 Listing Removed — GLVAR
• 2026-05-29 Listed $145,000 GLVAR
• 2026-04-16 Listing Removed — GLVAR
• 2026-04-16 Listed $149,500 GLVAR
• 2026-03-22 Listed $159,500 GLVAR
• 2026-03-03 Sold (Public Records) $114,000 Public Records
• 2026-02-13 Listing Removed — GLVAR
• 2026-01-29 Price Changed $149,900 GLVAR
• 2026-01-22 Price Changed $154,900 GLVAR
• 2026-01-13 Price Changed $159,900 GLVAR
• 2026-01-07 Price Changed $169,900 GLVAR
• 2026-01-03 Listed $172,000 GLVAR
• 2026-01-03 Price Changed $172,000 GLVAR
• 2025-12-31 Coming Soon — GLVAR
• 2021-02-24 Sold (Public Records) $114,000 Public Records
• 2021-02-24 Sold (MLS) $114,000 GLVAR
• 2021-01-11 Relisted — GLVAR
• 2021-01-05 Listing Removed — GLVAR
• 2020-11-12 Price Changed $117,500 GLVAR
• 2020-10-06 Listed $122,500 GLVAR
• 2014-04-30 Sold (Public Records) $53,000 Public Records
• 2014-04-30 Sold (MLS) $53,000 GLVAR
• 2014-02-06 Listed $59,000 GLVAR
• 2010-04-13 Sold (MLS) $39,000 GLVAR
• 2010-04-13 Listing Removed — GLVAR
• 2010-02-02 Listed $41,900 GLVAR
• 2004-07-29 Sold (Public Records) $49,000,000 Public Records

Property tax history

-1.8%/yr

Latest (2025): $671 · +7.5% YoY. Source: county tax records.