4675 Mill Valley Dr · Paradise, NV 89120

$118,000

2 bd · 1.5 ba · 880 sqft · Townhouse public records · 7 Days on market

Built 1972 1,307 sqft lot $175/mo HOA · 12% 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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• 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 inviting two-story townhouse at 4675 Mill Valley Dr, offering 2 spacious bedrooms, a 2-car garage, and a private interior courtyard perfect for relaxing or entertaining. The entry opens to a bright living room that flows seamlessly into the kitchen and dining areas, creating an ideal space for gatherings. Upstairs, you’ll find three comfortable bedrooms and a full bath, designed for both convenience and privacy. The home’s thoughtful layout balances charm with functionality, while the courtyard adds a touch of outdoor tranquility. Residents enjoy access to a sparkling community pool, enhancing the lifestyle with leisure and recreation just steps away. With its prime location near major freeways, shopping, dining, and everyday conveniences, this property combines comfort, accessibility, and community living. Whether you’re a first-time buyer or looking to downsize, this townhouse offers a wonderful opportunity to own a stylish and well-situated home.

Key facts

• Community pool
• Prime location
• $175 HOA

Tags

• PRIVATE INTERIOR COURTYARD
• COMMUNITY POOL
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $118k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).

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 flat; 184 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $816 of loan paydown is wiped out by about $4k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $58k; list at $118k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,000

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 1.26% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.52%
• DSCR: 1.47
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.47% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-4,299
• Equity at exit: $17,594

10-year hold

• IRR: 2.8%
• Equity multiple: 1.18×
• Total profit: $5,891
• Equity at exit: $10,202

Cash invested: $33,040 (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 89120

• Rents YoY: 0.5%
• Active inventory: 184
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,484 high
• Mortgage (P&I): −$619
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$49
• HOA: −$175
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $290

Break-even live

Break-even rent $1,118

Max offer price $118,000

Occupancy floor 75%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4653 Mill Valley Dr Las Vegas, NV	2.0	1.5	880	$1,450	$1.65	8d	1	0.02mi
4653 Mill Valley Dr Las Vegas, NV	2.0	1.5	880	$1,595	$1.81	44d	1	0.02mi
4703 Mill Valley Dr Las Vegas, NV	3.0	1.5	1010	$1,545	$1.53	44d	1	0.03mi
4621 Mill Valley Dr Las Vegas, NV	3.0	1.5	1010	$1,450	$1.44	44d	1	0.06mi
4751 Terra Linda Ave Las Vegas, NV	3.0	1.0	1008	$1,410	$1.40	15d	1	0.15mi
5092 Mountain Vista St Las Vegas, NV	3.0	1.5	1010	$1,401	$1.39	16d	1	0.17mi
4800 E Tropicana Ave Las Vegas, NV	1.0–2.0	1.0–2.0	976	$1,495	$1.53	24d	5	0.21mi
4800 E Tropicana Ave Las Vegas, NV	1.0–2.0	1.0–2.0	976	$1,495	$1.53	2d	31	0.21mi
4316 E Tropicana Ave Las Vegas, NV	1.0–2.0	1.0–2.0	777	$1,425	$1.83	2d	3	0.41mi
4952 E Harmon Ave Las Vegas, NV	2.0	1.0	800	$1,900	$2.38	24d	1	0.72mi
5500 Mountain Vista St Las Vegas, NV	1.0–2.0	1.0–2.0	898	$1,561	$1.74	2d	18	0.75mi
5533 Wheatfield Dr Las Vegas, NV	2.0	2.0	840	$1,500	$1.79	22d	1	0.80mi
4655 Gold Dust Ave Las Vegas, NV	2.0	2.0	1017	$1,400	$1.38	3d	1	0.80mi
5325 E Tropicana Ave Las Vegas, NV	1.0–3.0	1.0–2.0	943	$1,707	$1.81	2d	22	0.85mi
5145 Rawhide St Las Vegas, NV	2.0–3.0	2.0	975	$1,099	$1.13	2d	32	0.90mi
5145 Rawhide St Las Vegas, NV	1.0–2.0	1.0–2.0	800	$1,655	$2.07	44d	6	0.90mi
4895 E Russell Rd Las Vegas, NV	1.0–2.0	1.0–2.0	775	$1,602	$2.07	2d	8	0.91mi
5425 E Tropicana Ave Las Vegas, NV	1.0–2.0	1.0–2.0	800	$1,381	$1.73	2d	2	0.98mi
5035 E Russell Rd Las Vegas, NV	1.0–3.0	1.0–2.0	1022	$2,144	$2.10	3d	14	1.03mi
5465 E Jackpot Winner Ln Las Vegas, NV	2.0	2.0	1069	$1,395	$1.30	24d	1	1.12mi
5465 Jackpot Winner Ln #101 Las Vegas, NV	2.0	2.0	1069	$1,440	$1.35	24d	1	1.12mi
5421 E Harmon Ave Las Vegas, NV	1.0–2.0	1.0–2.0	523	$1,195	$2.28	2d	17	1.14mi
7885 W Flamingo Rd Las Vegas, NV	2.0	2.0	934	$1,395	$1.49	24d	1	1.18mi
5046 Ada Dr Las Vegas, NV	2.0	1.0	864	$1,246	$1.44	24d	1	1.19mi
4032 Village Sq Las Vegas, NV	1.0	1.5	924	$1,800	$1.95	44d	1	1.27mi
6800 E Lake Mead Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	880	$1,202	$1.37	15d	6	1.33mi
6800 E Lake Mead Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	880	$1,202	$1.37	3d	6	1.33mi
5710 E Tropicana Ave Las Vegas, NV	1.0–2.0	1.0–2.0	862	$1,395	$1.62	44d	7	1.38mi
5710 E Tropicana Ave Las Vegas, NV	1.0–2.0	1.0–2.0	871	$1,295	$1.49	8d	6	1.38mi
3850 Mountain Vista St Las Vegas, NV	1.0–3.0	1.0–2.0	802	$1,206	$1.50	15d	9	1.43mi
5600 E Russell Rd Las Vegas, NV	1.0–3.0	1.0–2.0	957	$1,884	$1.97	2d	35	1.46mi
6151 Mountain Vista St Henderson, NV	1.0–2.0	1.0–2.0	800	$1,608	$2.01	2d	17	1.48mi
3518 Villa Knolls North Dr Las Vegas, NV	2.0	2.5	1026	$1,350	$1.32	11d	1	1.50mi

HOA detail

• Monthly dues: $175 · $2,100/yr
• Likely covers: pool

Listing history 6 events

1. 2026-05-04
   status Pending 997-char remark

   Show marketing remark (997 chars)

   Welcome to this inviting two-story townhouse at 4675 Mill Valley Dr, offering 2 spacious bedrooms, a 2-car garage, and a private interior courtyard perfect for relaxing or entertaining. The entry opens to a bright living room that flows seamlessly into the kitchen and dining areas, creating an ideal space for gatherings. Upstairs, you’ll find three comfortable bedrooms and a full bath, designed for both convenience and privacy. The home’s thoughtful layout balances charm with functionality, while the courtyard adds a touch of outdoor tranquility. Residents enjoy access to a sparkling community pool, enhancing the lifestyle with leisure and recreation just steps away. With its prime location near major freeways, shopping, dining, and everyday conveniences, this property combines comfort, accessibility, and community living. Whether you’re a first-time buyer or looking to downsize, this townhouse offers a wonderful opportunity to own a stylish and well-situated home.

2. 2026-05-03
   status Active 997-char remark

   Show marketing remark (997 chars)

   Welcome to this inviting two-story townhouse at 4675 Mill Valley Dr, offering 2 spacious bedrooms, a 2-car garage, and a private interior courtyard perfect for relaxing or entertaining. The entry opens to a bright living room that flows seamlessly into the kitchen and dining areas, creating an ideal space for gatherings. Upstairs, you’ll find three comfortable bedrooms and a full bath, designed for both convenience and privacy. The home’s thoughtful layout balances charm with functionality, while the courtyard adds a touch of outdoor tranquility. Residents enjoy access to a sparkling community pool, enhancing the lifestyle with leisure and recreation just steps away. With its prime location near major freeways, shopping, dining, and everyday conveniences, this property combines comfort, accessibility, and community living. Whether you’re a first-time buyer or looking to downsize, this townhouse offers a wonderful opportunity to own a stylish and well-situated home.

3. 2026-04-27
   status Pending 997-char remark

   Show marketing remark (997 chars)

   Welcome to this inviting two-story townhouse at 4675 Mill Valley Dr, offering 2 spacious bedrooms, a 2-car garage, and a private interior courtyard perfect for relaxing or entertaining. The entry opens to a bright living room that flows seamlessly into the kitchen and dining areas, creating an ideal space for gatherings. Upstairs, you’ll find three comfortable bedrooms and a full bath, designed for both convenience and privacy. The home’s thoughtful layout balances charm with functionality, while the courtyard adds a touch of outdoor tranquility. Residents enjoy access to a sparkling community pool, enhancing the lifestyle with leisure and recreation just steps away. With its prime location near major freeways, shopping, dining, and everyday conveniences, this property combines comfort, accessibility, and community living. Whether you’re a first-time buyer or looking to downsize, this townhouse offers a wonderful opportunity to own a stylish and well-situated home.

4. 2026-04-22
   listed $118,000 Active 997-char remark

   Show marketing remark (997 chars)

   Welcome to this inviting two-story townhouse at 4675 Mill Valley Dr, offering 2 spacious bedrooms, a 2-car garage, and a private interior courtyard perfect for relaxing or entertaining. The entry opens to a bright living room that flows seamlessly into the kitchen and dining areas, creating an ideal space for gatherings. Upstairs, you’ll find three comfortable bedrooms and a full bath, designed for both convenience and privacy. The home’s thoughtful layout balances charm with functionality, while the courtyard adds a touch of outdoor tranquility. Residents enjoy access to a sparkling community pool, enhancing the lifestyle with leisure and recreation just steps away. With its prime location near major freeways, shopping, dining, and everyday conveniences, this property combines comfort, accessibility, and community living. Whether you’re a first-time buyer or looking to downsize, this townhouse offers a wonderful opportunity to own a stylish and well-situated home.

5. 1999-02-26
   soldstatus $57,500
6. 1992-09-30
   soldstatus $52,000

ⓘ 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: $479 · $40/mo
• Projected year-2 tax: $696 · $58/mo
• Expected delta: +$217/yr (+$18/mo · 45.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 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: $17,810
• − Mortgage interest: −$6,610
• − Property taxes: −$479
• − Insurance: −$590
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − HOA: −$2,100
• − Depreciation: −$3,433
• Taxable income: $1,749
• Est. tax owed @ 24.0%: −$420
• After-tax cash flow: $3,055/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): 23,389
• Household income: $74,688
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 949.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 39% White 38% Two or more races 16% Asian 9% Black 5% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1% Cuban 6%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 61% English-only · Spanish 30% Tagalog/Filipino 3% Other Asian/Pacific 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: ▼ -284.89%
• Current HPI: 302.8363
• Rent YoY: ▲ 0.47%
• 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

+126.9% since first listed

6 events — show timeline

• 2026-05-04 Pending — GLVAR
• 2026-05-03 Relisted — GLVAR
• 2026-04-27 Pending — GLVAR
• 2026-04-22 Listed $118,000 GLVAR
• 1999-02-26 Sold (Public Records) $57,500 Public Records
• 1992-09-30 Sold (Public Records) $52,000 Public Records

Property tax history

-1.7%/yr

Latest (2025): $479 · +7.4% YoY. Source: county tax records.