7255 W Sunset Rd #2140 · Spring Valley, NV 89113

$244,900

2 bd · 2.0 ba · 937 sqft · Condo public records · 37 Days on market

Built 2001 $278/mo HOA · 11% of rent

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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 +19.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.4/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A+ BEST IN CLASS resort style condo displays genuine pride of ownership and rare attention to detail. Truly turnkey with upgrades galore! Convenient to the 215 Beltway and less than 10 minutes from the Las Vegas Strip, airport, Raiders Stadium. Durango Casino & Resort, The Uncommons, and The Bend make this a future-proof investment! Spacious 2nd floor 2 bedroom split layout features luxurious laminate wood flooring in the living areas and porcelain tile in the kitchen and baths. Warm 2 tone paint design, granite counters, stainless steel appliances, vaulted ceilings, satin nickel fixtures and accents, panel doors, 2 walk-in closets plus 2 additional closets. Private balcony and assigned covered parking included. Well-maintained gated community has a clubhouse with 2 sparkling pools, spa, fully-equipped fitness room, playground, roving security. Enjoy the freedom and ease of the condo lifestyle in a state with no individual or corporate income taxes. Welcome home!

Key facts

• Fitness center
• Clubhouse patio
• Pools

Tags

• UPSTAIRS CORNER UNIT
• TUSCANO COMMUNITY
• RESORT-STYLE AMENITIES
• POOLS
• FITNESS CENTER
• CLUBHOUSE PATIO

Property features AI

Finance

• Other: Association pool available
• Financial info: Currently leased (lease amount listed); Lease expires 2026-10-31
• HOA & community: Has homeowners association (Tuscano HOA); Monthly HOA fee; HOA covers association management, grounds maintenance, recreation facilities, sewer, trash and water; Community amenities: clubhouse, fitness center, gated access, playground, pool, spa/hot tub

Exterior

• Parking: Assigned covered parking; Detached 1-space carport
• Security: Gated community
• Utilities: Public water; Public sewer; Cable available
• Home design: North-facing; Single-family zoning; 2-story residence; Attached property (has property attached)
• Construction: Tile roof; Resale property
• Exterior features: Balcony; Desert landscaping; Landscaped grounds; Less than quarter acre lot; Association/community pool

Interior

• Kitchen: Granite countertops; Breakfast bar/counter; Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: 2 possible bedrooms; Bedroom features include ceiling fan, ceiling light, and closet
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Window treatments; Blinds; Double-pane windows
• Laundry & utility: Washer and dryer included; Electric dryer hookup; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $245k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $238k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#28 in NV) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A; Watch: crime C-, schools D+, amenities 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 flat; 428 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• This rent runs 32% of the median local income ($94k/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 $2k of loan paydown is wiped out by about $7k 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 37 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 7 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.57×
• Total profit: $-29,728
• Equity at exit: $36,515

10-year hold

• IRR: -8.1%
• Equity multiple: 0.55×
• Total profit: $-30,601
• Equity at exit: $21,174

Cash invested: $68,572 (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 89113

• Home prices YoY: -15.1%
• Rents YoY: 0.3%
• Active inventory: 428
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,545 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$84 /mo · $1,006/yr
• Insurance: −$102
• HOA: −$278
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $262

Break-even live

Break-even rent $2,213

Max offer price $244,900

Occupancy floor 85%

Sensitivity live

Price	-10% $401	-5% $332	+0% $262	+5% $193	+10% $124
Rent	-10% $61	-5% $162	+0% $262	+5% $363	+10% $463
Rate	-1.0pp $386	-0.5pp $325	base $262	+0.5pp $199	+1.0pp $134

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7255 W Sunset Rd Las Vegas, NV	1.0–2.0	1.0–2.0	875	$3,200	$3.66	5d	7	0.20mi
7255 W Sunset Rd Las Vegas, NV	1.0–2.0	1.0–2.0	875	$3,200	$3.66	12d	9	0.20mi
7255 W Sunset Rd Las Vegas, NV	1.0–2.0	1.0–2.0	875	$3,200	$3.66	13d	10	0.20mi
7255 W Sunset Rd Las Vegas, NV	1.0–2.0	1.0–2.0	875	$3,200	$3.66	0d	8	0.20mi
7255 W Sunset Rd Las Vegas, NV	1.0–2.0	1.0–2.0	875	$3,200	$3.66	23d	10	0.20mi
6775 Badura Ave Las Vegas, NV	1.0–3.0	1.0–2.0	1085	$2,138	$1.97	0d	115	0.80mi
7960 Rafael Rivera Way Las Vegas, NV	1.0–3.0	1.0–2.0	1017	$1,866	$1.84	0d	25	0.83mi
6755 W Arby Ave Las Vegas, NV	2.0	1.0–2.0	830	$3,073	$3.70	4d	18	0.95mi
6650 W Warm Springs Rd Las Vegas, NV	1.0–2.0	1.0–2.0	862	$1,750	$2.03	25d	6	0.96mi
6650 W Warm Springs Rd Las Vegas, NV	1.0–2.0	1.0–2.0	862	$1,750	$2.03	0d	10	0.96mi
6650 W Warm Springs Rd Las Vegas, NV	1.0–2.0	1.0–2.0	899	$1,500	$1.67	13d	2	0.96mi
7413 W Russell Rd Las Vegas, NV	1.0–3.0	1.0–2.0	1020	$1,780	$1.75	45d	10	0.96mi
7017 S Buffalo Dr Las Vegas, NV	1.0–3.0	1.0–2.0	1113	$1,800	$1.62	4d	21	1.06mi
8030 W Maule Ave Las Vegas, NV	2.0	1.0–2.0	1013	$3,038	$3.00	0d	63	1.07mi
7340 W Russell Rd Las Vegas, NV	1.0–3.0	1.0–2.0	1152	$1,916	$1.66	0d	12	1.10mi
8000 Badura Ave Las Vegas, NV	1.0–3.0	1.0–2.0	928	$1,362	$1.47	45d	12	1.11mi
8000 Badura Ave Las Vegas, NV	1.0–3.0	1.0–2.0	928	$1,410	$1.52	0d	11	1.11mi
8000 Badura Ave Las Vegas, NV	1.0–3.0	1.0–2.0	928	$1,388	$1.49	45d	11	1.11mi
8150 Rafael Rivera Way Las Vegas, NV	3.0	1.0–2.0	1069	$2,408	$2.25	3d	29	1.12mi
8251 W Sunset Rd Las Vegas, NV	1.0–2.0	1.0–2.0	1011	$2,379	$2.35	0d	15	1.25mi
8025 W Russell Rd Las Vegas, NV	1.0–2.0	1.0–2.0	1007	$1,740	$1.73	45d	1	1.50mi
8070 W Russell Rd Las Vegas, NV	1.0–2.0	1.0–2.0	816	$1,699	$2.08	45d	5	1.50mi

HOA detail condo

• Monthly dues: $278 · $3,336/yr
• Likely covers: gaspoolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-21
   days on market $244,900 Active 37 DOM
2. 2026-06-18
   days on market $244,900 Active 34 DOM
3. 2026-06-17
   days on market $244,900 Active 33 DOM
4. 2026-06-16
   days on market $244,900 Active 32 DOM
5. 2026-06-15
   days on market $244,900 Active 31 DOM
6. 2026-06-13
   days on market $244,900 Active 29 DOM
7. 2026-06-09
   days on market $244,900 Active 25 DOM
8. 2026-06-08
   days on market $244,900 Active 24 DOM
9. 2026-06-07
   days on market $244,900 Active 23 DOM
10. 2026-06-03
    days on market $244,900 Active 19 DOM
11. 2026-06-02
    days on market $244,900 Active 18 DOM
12. 2026-06-01
    days on market $244,900 Active 17 DOM
13. 2026-05-31
    days on market $244,900 Active 16 DOM
14. 2026-05-14
    listed $244,900 Active 460-char remark
15. 2023-09-27
    historical 983-char remark

    Show marketing remark (983 chars)

    A+ BEST IN CLASS resort style condo displays genuine pride of ownership and rare attention to detail. Truly turnkey with upgrades galore! Convenient to the 215 Beltway and less than 10 minutes from the Las Vegas Strip, airport, Raiders Stadium. Durango Casino & Resort, The Uncommons, and The Bend make this a future-proof investment! Spacious 2nd floor 2 bedroom split layout features luxurious laminate wood flooring in the living areas and porcelain tile in the kitchen and baths. Warm 2 tone paint design, granite counters, stainless steel appliances, vaulted ceilings, satin nickel fixtures and accents, panel doors, 2 walk-in closets plus 2 additional closets. Private balcony and assigned covered parking included. Well-maintained gated community has a clubhouse with 2 sparkling pools, spa, fully-equipped fitness room, playground, roving security. Enjoy the freedom and ease of the condo lifestyle in a state with no individual or corporate income taxes. Welcome home!

16. 2023-09-26
    soldstatus $275,000 Closed 983-char remark

    Show marketing remark (983 chars)

    A+ BEST IN CLASS resort style condo displays genuine pride of ownership and rare attention to detail. Truly turnkey with upgrades galore! Convenient to the 215 Beltway and less than 10 minutes from the Las Vegas Strip, airport, Raiders Stadium. Durango Casino & Resort, The Uncommons, and The Bend make this a future-proof investment! Spacious 2nd floor 2 bedroom split layout features luxurious laminate wood flooring in the living areas and porcelain tile in the kitchen and baths. Warm 2 tone paint design, granite counters, stainless steel appliances, vaulted ceilings, satin nickel fixtures and accents, panel doors, 2 walk-in closets plus 2 additional closets. Private balcony and assigned covered parking included. Well-maintained gated community has a clubhouse with 2 sparkling pools, spa, fully-equipped fitness room, playground, roving security. Enjoy the freedom and ease of the condo lifestyle in a state with no individual or corporate income taxes. Welcome home!

17. 2023-09-26
    soldstatus $275,000

    Show marketing remark (983 chars)

    A+ BEST IN CLASS resort style condo displays genuine pride of ownership and rare attention to detail. Truly turnkey with upgrades galore! Convenient to the 215 Beltway and less than 10 minutes from the Las Vegas Strip, airport, Raiders Stadium. Durango Casino & Resort, The Uncommons, and The Bend make this a future-proof investment! Spacious 2nd floor 2 bedroom split layout features luxurious laminate wood flooring in the living areas and porcelain tile in the kitchen and baths. Warm 2 tone paint design, granite counters, stainless steel appliances, vaulted ceilings, satin nickel fixtures and accents, panel doors, 2 walk-in closets plus 2 additional closets. Private balcony and assigned covered parking included. Well-maintained gated community has a clubhouse with 2 sparkling pools, spa, fully-equipped fitness room, playground, roving security. Enjoy the freedom and ease of the condo lifestyle in a state with no individual or corporate income taxes. Welcome home!

18. 2023-09-16
    status Pending 983-char remark

    Show marketing remark (983 chars)

    A+ BEST IN CLASS resort style condo displays genuine pride of ownership and rare attention to detail. Truly turnkey with upgrades galore! Convenient to the 215 Beltway and less than 10 minutes from the Las Vegas Strip, airport, Raiders Stadium. Durango Casino & Resort, The Uncommons, and The Bend make this a future-proof investment! Spacious 2nd floor 2 bedroom split layout features luxurious laminate wood flooring in the living areas and porcelain tile in the kitchen and baths. Warm 2 tone paint design, granite counters, stainless steel appliances, vaulted ceilings, satin nickel fixtures and accents, panel doors, 2 walk-in closets plus 2 additional closets. Private balcony and assigned covered parking included. Well-maintained gated community has a clubhouse with 2 sparkling pools, spa, fully-equipped fitness room, playground, roving security. Enjoy the freedom and ease of the condo lifestyle in a state with no individual or corporate income taxes. Welcome home!

19. 2023-09-12
    historical Active Under Contract 983-char remark

    Show marketing remark (983 chars)

    A+ BEST IN CLASS resort style condo displays genuine pride of ownership and rare attention to detail. Truly turnkey with upgrades galore! Convenient to the 215 Beltway and less than 10 minutes from the Las Vegas Strip, airport, Raiders Stadium. Durango Casino & Resort, The Uncommons, and The Bend make this a future-proof investment! Spacious 2nd floor 2 bedroom split layout features luxurious laminate wood flooring in the living areas and porcelain tile in the kitchen and baths. Warm 2 tone paint design, granite counters, stainless steel appliances, vaulted ceilings, satin nickel fixtures and accents, panel doors, 2 walk-in closets plus 2 additional closets. Private balcony and assigned covered parking included. Well-maintained gated community has a clubhouse with 2 sparkling pools, spa, fully-equipped fitness room, playground, roving security. Enjoy the freedom and ease of the condo lifestyle in a state with no individual or corporate income taxes. Welcome home!

20. 2023-08-30
    status Active 983-char remark

    Show marketing remark (983 chars)

    A+ BEST IN CLASS resort style condo displays genuine pride of ownership and rare attention to detail. Truly turnkey with upgrades galore! Convenient to the 215 Beltway and less than 10 minutes from the Las Vegas Strip, airport, Raiders Stadium. Durango Casino & Resort, The Uncommons, and The Bend make this a future-proof investment! Spacious 2nd floor 2 bedroom split layout features luxurious laminate wood flooring in the living areas and porcelain tile in the kitchen and baths. Warm 2 tone paint design, granite counters, stainless steel appliances, vaulted ceilings, satin nickel fixtures and accents, panel doors, 2 walk-in closets plus 2 additional closets. Private balcony and assigned covered parking included. Well-maintained gated community has a clubhouse with 2 sparkling pools, spa, fully-equipped fitness room, playground, roving security. Enjoy the freedom and ease of the condo lifestyle in a state with no individual or corporate income taxes. Welcome home!

21. 2023-08-30
    price $275,000 983-char remark

    Show marketing remark (983 chars)

    A+ BEST IN CLASS resort style condo displays genuine pride of ownership and rare attention to detail. Truly turnkey with upgrades galore! Convenient to the 215 Beltway and less than 10 minutes from the Las Vegas Strip, airport, Raiders Stadium. Durango Casino & Resort, The Uncommons, and The Bend make this a future-proof investment! Spacious 2nd floor 2 bedroom split layout features luxurious laminate wood flooring in the living areas and porcelain tile in the kitchen and baths. Warm 2 tone paint design, granite counters, stainless steel appliances, vaulted ceilings, satin nickel fixtures and accents, panel doors, 2 walk-in closets plus 2 additional closets. Private balcony and assigned covered parking included. Well-maintained gated community has a clubhouse with 2 sparkling pools, spa, fully-equipped fitness room, playground, roving security. Enjoy the freedom and ease of the condo lifestyle in a state with no individual or corporate income taxes. Welcome home!

22. 2023-08-11
    historical Active Under Contract 983-char remark

    Show marketing remark (983 chars)

    A+ BEST IN CLASS resort style condo displays genuine pride of ownership and rare attention to detail. Truly turnkey with upgrades galore! Convenient to the 215 Beltway and less than 10 minutes from the Las Vegas Strip, airport, Raiders Stadium. Durango Casino & Resort, The Uncommons, and The Bend make this a future-proof investment! Spacious 2nd floor 2 bedroom split layout features luxurious laminate wood flooring in the living areas and porcelain tile in the kitchen and baths. Warm 2 tone paint design, granite counters, stainless steel appliances, vaulted ceilings, satin nickel fixtures and accents, panel doors, 2 walk-in closets plus 2 additional closets. Private balcony and assigned covered parking included. Well-maintained gated community has a clubhouse with 2 sparkling pools, spa, fully-equipped fitness room, playground, roving security. Enjoy the freedom and ease of the condo lifestyle in a state with no individual or corporate income taxes. Welcome home!

23. 2023-08-02
    listed $280,000 Active 983-char remark

    Show marketing remark (983 chars)

    A+ BEST IN CLASS resort style condo displays genuine pride of ownership and rare attention to detail. Truly turnkey with upgrades galore! Convenient to the 215 Beltway and less than 10 minutes from the Las Vegas Strip, airport, Raiders Stadium. Durango Casino & Resort, The Uncommons, and The Bend make this a future-proof investment! Spacious 2nd floor 2 bedroom split layout features luxurious laminate wood flooring in the living areas and porcelain tile in the kitchen and baths. Warm 2 tone paint design, granite counters, stainless steel appliances, vaulted ceilings, satin nickel fixtures and accents, panel doors, 2 walk-in closets plus 2 additional closets. Private balcony and assigned covered parking included. Well-maintained gated community has a clubhouse with 2 sparkling pools, spa, fully-equipped fitness room, playground, roving security. Enjoy the freedom and ease of the condo lifestyle in a state with no individual or corporate income taxes. Welcome home!

24. 2013-07-03
    soldstatus $60,800 Sold

    Show marketing remark (320 chars)

    Beautiful 2 bedroom condo located inside the highly desirable gated Tuscano community. This cozy condo features great amenities such as pool/spa/playground and more. Kept in well condition, this condo is a 2nd level condo boasting an open floorplan with 2 full baths and balcony. Easy access to 215 Freeway and shopping.

25. 2013-07-03
    soldstatus $60,800

    Show marketing remark (320 chars)

    Beautiful 2 bedroom condo located inside the highly desirable gated Tuscano community. This cozy condo features great amenities such as pool/spa/playground and more. Kept in well condition, this condo is a 2nd level condo boasting an open floorplan with 2 full baths and balcony. Easy access to 215 Freeway and shopping.

26. 2013-07-03
    soldstatus $60,800

    Show marketing remark (320 chars)

    Beautiful 2 bedroom condo located inside the highly desirable gated Tuscano community. This cozy condo features great amenities such as pool/spa/playground and more. Kept in well condition, this condo is a 2nd level condo boasting an open floorplan with 2 full baths and balcony. Easy access to 215 Freeway and shopping.

27. 2012-11-20
    historical Contingent Offer

    Show marketing remark (320 chars)

    Beautiful 2 bedroom condo located inside the highly desirable gated Tuscano community. This cozy condo features great amenities such as pool/spa/playground and more. Kept in well condition, this condo is a 2nd level condo boasting an open floorplan with 2 full baths and balcony. Easy access to 215 Freeway and shopping.

28. 2012-11-20
    listed $49,000 Exclusive Right

    Show marketing remark (320 chars)

    Beautiful 2 bedroom condo located inside the highly desirable gated Tuscano community. This cozy condo features great amenities such as pool/spa/playground and more. Kept in well condition, this condo is a 2nd level condo boasting an open floorplan with 2 full baths and balcony. Easy access to 215 Freeway and shopping.

29. 2012-11-20
    historical

    Show marketing remark (320 chars)

    Beautiful 2 bedroom condo located inside the highly desirable gated Tuscano community. This cozy condo features great amenities such as pool/spa/playground and more. Kept in well condition, this condo is a 2nd level condo boasting an open floorplan with 2 full baths and balcony. Easy access to 215 Freeway and shopping.

30. 2012-08-20
    price $46,600
31. 2012-07-18
    price $52,300
32. 2011-10-13
    historical Contingent Offer
33. 2011-09-14
    price $55,000 Exclusive Right
34. 2011-09-14
    status Exclusive Right
35. 2011-07-14
    historical Contingent Offer
36. 2011-07-05
    status Exclusive Right
37. 2010-12-13
    historical Contingent Offer
38. 2010-12-07
    price $52,000
39. 2010-11-11
    price $56,000
40. 2010-11-01
    price $62,000
41. 2010-10-22
    listed $65,000 Exclusive Right
42. 2005-10-20
    soldstatus $17,346,571
43. 2000-05-25
    soldstatus $3,000,000

ⓘ 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: $1,006 · $84/mo
• Projected year-2 tax: $1,445 · $120/mo
• Expected delta: +$439/yr (+$37/mo · 43.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 5 d/yr ≥105°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,540
• − Mortgage interest: −$13,718
• − Property taxes: −$1,006
• − Insurance: −$1,224
• − Repairs & maintenance: −$2,443
• − Management: −$2,443
• − HOA: −$3,336
• − Depreciation: −$7,124
• Taxable loss: −$755
• Est. tax savings @ 24.0%: +$181
• After-tax cash flow: $3,330/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 — Spring Valley

• Score: 70/100
• State rank: #28
• US rank: #8005

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring Valley, NV
• County: Clark County · 2,306,105 people
• City population: 251,006
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 38,094
• Household income: $94,461
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 1515.0

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: White 40% Asian 25% Hispanic / Latino 18% Two or more races 14% Black 10% Pacific Islander 1%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 25% · China, Canada, South Korea
• Languages at home: 66% English-only · Spanish 10% Chinese 7% Tagalog/Filipino 5%

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: ▼ -45.80%
• Current HPI: 257.7992
• Rent YoY: ▲ 0.26%
• 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

-91.8% since first listed

30 events — show timeline

• 2026-05-14 Listed $244,900 GLVAR
• 2023-09-27 Listing Removed — GLVAR
• 2023-09-26 Sold (Public Records) $275,000 Public Records
• 2023-09-26 Sold (MLS) $275,000 GLVAR
• 2023-09-16 Pending — GLVAR
• 2023-09-12 Contingent — GLVAR
• 2023-08-30 Relisted — GLVAR
• 2023-08-30 Price Changed $275,000 GLVAR
• 2023-08-11 Contingent — GLVAR
• 2023-08-02 Listed $280,000 GLVAR
• 2013-07-03 Sold (Public Records) $60,800 Public Records
• 2013-07-03 Sold (Public Records) $60,800 Public Records
• 2013-07-03 Sold (MLS) $60,800 GLVAR
• 2012-11-20 Contingent — GLVAR
• 2012-11-20 Listed $49,000 GLVAR
• 2012-11-20 Listing Removed — GLVAR
• 2012-08-20 Price Changed $46,600 GLVAR
• 2012-07-18 Price Changed $52,300 GLVAR
• 2011-10-13 Contingent — GLVAR
• 2011-09-14 Relisted — GLVAR
• 2011-09-14 Price Changed $55,000 GLVAR
• 2011-07-14 Contingent — GLVAR
• 2011-07-05 Relisted — GLVAR
• 2010-12-13 Contingent — GLVAR
• 2010-12-07 Price Changed $52,000 GLVAR
• 2010-11-11 Price Changed $56,000 GLVAR
• 2010-11-01 Price Changed $62,000 GLVAR
• 2010-10-22 Listed $65,000 GLVAR
• 2005-10-20 Sold (Public Records) $17,346,571 Public Records
• 2000-05-25 Sold (Public Records) $3,000,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,006 · +7.7% YoY. Source: county tax records.