7255 W Sunset Rd #2061 · Spring Valley, NV 89113

$299,900

2 bd · 2.0 ba · 937 sqft · Condo public records · 303 Days on market

Built 2001 $253/mo HOA · 10% 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 +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +3.8/10.0
• 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

Welcome to this stunning upstairs unit in the highly sought-after gated community of Tuscano! Ideally located near the community pool and plenty of guest parking, this beautifully remodeled and fully furnished 2-bedroom, 2-bath home offers the perfect blend of comfort, convenience, and modern upgrades. Inside, you’ll love the luxury vinyl plank flooring throughout—with no carpet—providing a clean, contemporary feel. The kitchen features quartz countertops, a pantry, and opens into a spacious living area, perfect for entertaining. Both bathrooms have been upgraded with matching quartz shower surrounds, offering a touch of luxury. Located in the highly desired Southwest you’ll have easy access to shopping, dining, entertainment, and the 215 beltway—making this an ideal home for full-time residents or seasonal visitors.

Key facts

• Gated community
• Remodeled
• Quartz countertops

Tags

• GATED COMMUNITY
• COMMUNITY POOL
• REMODELED
• FULLY FURNISHED
• LUXURY VINYL PLANK FLOORING
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $64 ($764/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 $265k (11.6% below list).
• Recommended offer: $264k (12.0% 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-, amenities F, health & safety 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: Earl Marion B Es (math 13% / reading 31%, grade F, #266 of 402 statewide, top 68%, 505 students, 100% FRL); Sawyer Grant Ms (math 14% / reading 28%, grade F, #74 of 109 statewide, top 69%, 1,142 students, 100% FRL); Durango Hs (math 12% / reading 31%, grade F, #91 of 131 statewide, top 70%, 2,330 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 flat; 429 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 34% 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 $9k 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 303 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask is 11920% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $215k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $263,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 9.4

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: -17.9%
• Equity multiple: 0.39×
• Total profit: $-51,642
• Equity at exit: $44,716

10-year hold

• IRR: -16.4%
• Equity multiple: 0.20×
• Total profit: $-67,324
• Equity at exit: $25,930

Cash invested: $83,972 (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: 429
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,651 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$80 /mo · $960/yr
• Insurance: −$125
• HOA: −$253
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $64

Break-even live

Break-even rent $2,570

Max offer price $299,900

Occupancy floor 93%

Sensitivity live

Price	-10% $233	-5% $149	+0% $64	+5% $-21	+10% $-106
Rent	-10% $-146	-5% $-41	+0% $64	+5% $168	+10% $273
Rate	-1.0pp $215	-0.5pp $140	base $64	+0.5pp $-14	+1.0pp $-93

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	14d	10	0.14mi
7255 W Sunset Rd Las Vegas, NV	1.0–2.0	1.0–2.0	875	$3,200	$3.66	13d	9	0.14mi
7255 W Sunset Rd Las Vegas, NV	1.0–2.0	1.0–2.0	875	$3,200	$3.66	0d	8	0.14mi
7255 W Sunset Rd Las Vegas, NV	1.0–2.0	1.0–2.0	875	$3,200	$3.66	23d	10	0.14mi
7255 W Sunset Rd Las Vegas, NV	1.0–2.0	1.0–2.0	875	$3,200	$3.66	6d	7	0.14mi
6775 Badura Ave Las Vegas, NV	1.0–3.0	1.0–2.0	1085	$2,138	$1.97	0d	115	0.75mi
7960 Rafael Rivera Way Las Vegas, NV	1.0–3.0	1.0–2.0	1017	$1,866	$1.84	0d	25	0.82mi
6755 W Arby Ave Las Vegas, NV	2.0	1.0–2.0	830	$3,073	$3.70	4d	18	0.89mi
6650 W Warm Springs Rd Las Vegas, NV	1.0–2.0	1.0–2.0	862	$1,750	$2.03	25d	6	0.91mi
6650 W Warm Springs Rd Las Vegas, NV	1.0–2.0	1.0–2.0	899	$1,500	$1.67	14d	2	0.91mi
6650 W Warm Springs Rd Las Vegas, NV	1.0–2.0	1.0–2.0	862	$1,750	$2.03	0d	10	0.91mi
7017 S Buffalo Dr Las Vegas, NV	1.0–3.0	1.0–2.0	1113	$1,800	$1.62	5d	21	1.01mi
7413 W Russell Rd Las Vegas, NV	1.0–3.0	1.0–2.0	1020	$1,780	$1.75	45d	10	1.03mi
8030 W Maule Ave Las Vegas, NV	2.0	1.0–2.0	1013	$3,038	$3.00	0d	63	1.04mi
8000 Badura Ave Las Vegas, NV	1.0–3.0	1.0–2.0	928	$1,388	$1.49	46d	11	1.07mi
8000 Badura Ave Las Vegas, NV	1.0–3.0	1.0–2.0	928	$1,362	$1.47	45d	12	1.07mi
8000 Badura Ave Las Vegas, NV	1.0–3.0	1.0–2.0	928	$1,410	$1.52	0d	11	1.07mi
8150 Rafael Rivera Way Las Vegas, NV	3.0	1.0–2.0	1069	$2,408	$2.25	4d	29	1.11mi
7340 W Russell Rd Las Vegas, NV	1.0–3.0	1.0–2.0	1152	$1,916	$1.66	0d	12	1.17mi
8251 W Sunset Rd Las Vegas, NV	1.0–2.0	1.0–2.0	1011	$2,379	$2.35	0d	15	1.25mi
8147 W Warm Springs Rd Las Vegas, NV	1.0–3.0	1.0–2.0	1220	$2,350	$1.93	45d	1	1.47mi

HOA detail condo

• Monthly dues: $253 · $3,036/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $299,900 Active 303 DOM
2. 2026-06-18
   days on market $299,900 Active 300 DOM
3. 2026-06-17
   days on market $299,900 Active 299 DOM
4. 2026-06-16
   days on market $299,900 Active 298 DOM
5. 2026-06-15
   days on market $299,900 Active 297 DOM
6. 2026-06-13
   days on market $299,900 Active 295 DOM
7. 2026-06-09
   days on market $299,900 Active 291 DOM
8. 2026-06-08
   days on market $299,900 Active 290 DOM
9. 2026-06-08
   days on market $299,900 Active 289 DOM
10. 2026-06-03
    days on market $299,900 Active 285 DOM
11. 2026-06-02
    days on market $299,900 Active 284 DOM
12. 2026-06-01
    days on market $299,900 Active 283 DOM
13. 2026-05-31
    days on market $299,900 Active 282 DOM
14. 2026-05-14
    price $1,995
15. 2026-02-21
    listed $2,495
16. 2025-08-22
    listed $299,900 Active 858-char remark

    Show marketing remark (858 chars)

    Welcome to this stunning upstairs unit in the highly sought-after gated community of Tuscano! Ideally located near the community pool and plenty of guest parking, this beautifully remodeled and fully furnished 2-bedroom, 2-bath home offers the perfect blend of comfort, convenience, and modern upgrades. Inside, you’ll love the luxury vinyl plank flooring throughout—with no carpet—providing a clean, contemporary feel. The kitchen features quartz countertops, a pantry, and opens into a spacious living area, perfect for entertaining. Both bathrooms have been upgraded with matching quartz shower surrounds, offering a touch of luxury. Located in the highly desired Southwest you’ll have easy access to shopping, dining, entertainment, and the 215 beltway—making this an ideal home for full-time residents or seasonal visitors.

17. 2021-12-30
    soldstatus $215,000 Closed 196-char remark

    Show marketing remark (196 chars)

    Beautiful condo with open floor plan in a well-maintained gated community. All information contained herein intended to be accurate, but should be independently verified by any interested parties.

18. 2021-12-30
    soldstatus $215,000

    Show marketing remark (196 chars)

    Beautiful condo with open floor plan in a well-maintained gated community. All information contained herein intended to be accurate, but should be independently verified by any interested parties.

19. 2021-12-09
    historical Active Under Contract 196-char remark

    Show marketing remark (196 chars)

    Beautiful condo with open floor plan in a well-maintained gated community. All information contained herein intended to be accurate, but should be independently verified by any interested parties.

20. 2021-10-22
    listed $225,000 Active 196-char remark

    Show marketing remark (196 chars)

    Beautiful condo with open floor plan in a well-maintained gated community. All information contained herein intended to be accurate, but should be independently verified by any interested parties.

21. 2006-03-31
    soldstatus $20,848,033
22. 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: $960 · $80/mo
• Projected year-2 tax: $1,769 · $147/mo
• Expected delta: +$810/yr (+$67/mo · 84.4%)

ⓘ 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: $31,812
• − Mortgage interest: −$16,799
• − Property taxes: −$960
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,545
• − Management: −$2,545
• − HOA: −$3,036
• − Depreciation: −$8,724
• Taxable loss: −$4,296
• Est. tax savings @ 24.0%: +$1,031
• After-tax cash flow: $1,795/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

-99.9% since first listed

9 events — show timeline

• 2026-05-14 Price Changed $1,995 GLVAR
• 2026-02-21 Listed for Rent $2,495 GLVAR
• 2025-08-22 Listed $299,900 GLVAR
• 2021-12-30 Sold (Public Records) $215,000 Public Records
• 2021-12-30 Sold (MLS) $215,000 GLVAR
• 2021-12-09 Contingent — GLVAR
• 2021-10-22 Listed $225,000 GLVAR
• 2006-03-31 Sold (Public Records) $20,848,033 Public Records
• 2000-05-25 Sold (Public Records) $3,000,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $960 · +2.7% YoY. Source: county tax records.