1441 Dorothy Ave #2 · Paradise, NV 89119

$159,000

2 bd · 1.0 ba · 880 sqft · Condo public records · 62 Days on market

Built 1972 $300/mo HOA · 19% of rent

---

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 +13.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful and clean two story, two bedroom condo across from UNLV. Ideally located within the community, this unit sits across from the pool and park! Home features upgraded tile throughout, upgraded tile in bath and shower, newer carpet, appliances, windows, blinds, paint and air conditioner/heater.

Key facts

• Fresh paint
• Two story condo
• Newer water heater

Tags

• TWO STORY CONDO
• UPDATED WITH NEW CARPET
• FRESH PAINT
• NEWER WATER HEATER
• ENERGY EFFICIENT VINYL WINDOWS
• CONVENIENT LAUNDRY SPACE

Property features AI

Finance

• Other: Annual tax amount reported
• Financial info: Lease in place: $1,250 monthly, lease expires 2027-02-01
• HOA & community: Homeowners association (University Crest); Monthly association fee of $300; HOA covers association management, grounds maintenance, and sewer; Community amenities include clubhouse, playground, pool, and tennis courts

Exterior

• Parking: Assigned covered parking; Detached carport; 1 carport space
• Utilities: Public water; Public sewer; Underground utilities; No photovoltaics; Electric service
• Home design: Multi-family property; North-facing; 2 stories; Resale unit; Has attached property
• Construction: Pitched roof; Resale construction
• Exterior features: Landscaped; Community pool; No additional exterior structures listed

Interior

• Kitchen: Breakfast bar/counter; Laminate countertops; Tile flooring; Dishwasher; Electric range; Disposal; Refrigerator
• Bedrooms: 2 possible bedrooms; Bedroom features include ceiling fan, ceiling light, and closet
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Window treatments and blinds; Double-pane windows; Unfurnished
• Laundry & utility: Washer and dryer included; Electric dryer hookup; Laundry closet on upper level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $16 ($191/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.

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+, 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.
• Zoned schools: Rowe Lewis E Es (math 17% / reading 32%, grade F, #237 of 402 statewide, top 63%, 588 students, 100% FRL); Orr William E Ms (math 5% / reading 18%, grade F, #103 of 109 statewide, top 95%, 815 students, 100% FRL); Del Sol Academy of Performing Arts Hs (math 10% / reading 33%, grade F, #91 of 131 statewide, top 70%, 2,511 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 soft (-1.8%/yr); 200 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• This rent runs 41% of the median local income ($47k/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 $1k of loan paydown is wiped out by about $5k 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 62 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 9 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 $125k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $149,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.01% ✓
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 8.3

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: -19.4%
• Equity multiple: 0.34×
• Total profit: $-29,333
• Equity at exit: $23,707

10-year hold

• IRR: -21.6%
• Equity multiple: 0.06×
• Total profit: $-41,921
• Equity at exit: $13,747

Cash invested: $44,520 (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 89119

• Rents YoY: -1.8%
• Active inventory: 200
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,604 high
• Mortgage (P&I): −$834
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$66
• HOA: −$300
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $16

Break-even live

Break-even rent $1,584

Max offer price $159,000

Occupancy floor 94%

Sensitivity live

Price	-10% $106	-5% $61	+0% $16	+5% $-29	+10% $-74
Rent	-10% $-111	-5% $-47	+0% $16	+5% $79	+10% $143
Rate	-1.0pp $96	-0.5pp $56	base $16	+0.5pp $-25	+1.0pp $-67

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1481 Lorilyn Ave #4 Las Vegas, NV	1.0	1.0	792	$1,835	$2.32	46d	1	0.05mi
1577 Elizabeth Ave #1 Las Vegas, NV	2.0	2.0	1064	$1,600	$1.50	46d	1	0.12mi
4801 Spencer St Las Vegas, NV	1.0–3.0	1.0–2.0	1072	$1,548	$1.44	46d	14	0.21mi
4700 S Maryland Pkwy Las Vegas, NV	1.0	1.0	409	$1,382	$3.37	46d	48	0.22mi
1635 E Tropicana Ave Las Vegas, NV	3.0	1.0–3.0	832	$2,085	$2.50	0d	68	0.24mi
5045 Spencer St Unit B Las Vegas, NV	2.0	1.5	828	$1,610	$1.94	46d	1	0.46mi
5187 Caliente St #96 Las Vegas, NV	2.0	2.0	994	$1,595	$1.60	46d	1	0.55mi
2220 Pine Breeze Ln #101 Las Vegas, NV	1.0	1.0	758	$1,100	$1.45	10d	1	0.72mi
5055 Jeffreys St Las Vegas, NV	1.0–2.0	1.0–2.0	750	$1,646	$2.19	1d	15	0.74mi
4330 Channel 10 Dr Las Vegas, NV	1.0–2.0	1.0–2.0	807	$1,850	$2.29	1d	27	0.83mi
5064 Jeffreys St #201 Las Vegas, NV	2.0	2.0	1000	$1,300	$1.30	26d	1	0.84mi
1061 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	967	$2,203	$2.28	17d	35	0.85mi
4255 Channel 10 Dr Las Vegas, NV	1.0–3.0	1.0–2.0	899	$1,488	$1.66	5d	7	0.87mi
4330 S Eastern Ave Las Vegas, NV	3.0	1.0–2.0	802	$1,491	$1.86	1d	6	0.95mi
4150 Channel 10 Dr Las Vegas, NV	1.0	1.0	600	$1,245	$2.08	4d	2	0.96mi
4775 Topaz St Las Vegas, NV	1.0–3.0	1.0–2.0	1022	$1,284	$1.26	1d	9	0.98mi
4770 Topaz St #6 Las Vegas, NV	2.0	1.5	928	$1,350	$1.45	26d	1	1.05mi
4770 Topaz St #37 Las Vegas, NV	2.0	2.5	928	$1,395	$1.50	6d	1	1.06mi
4770 S Topaz St Las Vegas, NV	2.0	1.5	986	$1,785	$1.81	26d	1	1.07mi
2568 Paradise Village Way Las Vegas, NV	2.0	1.0	920	$1,275	$1.39	7d	1	1.08mi
4770 Topaz St #50 Las Vegas, NV	2.0	2.0	928	$1,300	$1.40	26d	1	1.09mi
1700 E Viking Rd Las Vegas, NV	2.0	2.0	1085	$1,662	$1.53	46d	3	1.12mi
818 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.5	1158	$2,895	$2.50	1d	33	1.15mi
1601 E Katie Ave Las Vegas, NV	1.0–2.0	1.0–2.0	809	$1,852	$2.29	46d	13	1.16mi
3930 University Center Dr Las Vegas, NV	2.0	2.0–3.0	1200	$1,725	$1.44	46d	2	1.20mi
4960 Harrison Dr #107 Las Vegas, NV	1.0	1.0	616	$1,200	$1.95	10d	1	1.23mi
4050 Pacific Harbors Dr Las Vegas, NV	2.0	2.0	991	$1,642	$1.66	46d	2	1.31mi
4050 Pacific Harbors Dr Las Vegas, NV	2.0	2.0	987	$1,475	$1.49	1d	4	1.31mi
5150 Mandalay Springs Dr #203 Las Vegas, NV	2.0	2.0	1020	$1,294	$1.27	26d	1	1.42mi
3035 Casey Dr #201 Las Vegas, NV	2.0	2.0	987	$1,350	$1.37	1d	1	1.47mi
3047 Casey Dr #103 Las Vegas, NV	2.0	2.0	987	$1,550	$1.57	46d	1	1.48mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-22
   days on market $159,000 Active 62 DOM
2. 2026-06-21
   days on market $159,000 Active 61 DOM
3. 2026-06-18
   days on market $159,000 Active 58 DOM
4. 2026-06-17
   days on market $159,000 Active 57 DOM
5. 2026-06-16
   days on market $159,000 Active 56 DOM
6. 2026-06-15
   days on market $159,000 Active 55 DOM
7. 2026-06-13
   days on market $159,000 Active 53 DOM
8. 2026-06-09
   days on market $159,000 Active 49 DOM
9. 2026-06-08
   days on market $159,000 Active 48 DOM
10. 2026-06-07
    days on market $159,000 Active 47 DOM
11. 2026-06-03
    days on market $159,000 Active 43 DOM
12. 2026-06-02
    days on market $159,000 Active 42 DOM
13. 2026-06-01
    days on market $159,000 Active 41 DOM
14. 2026-05-31
    days on market $159,000 Active 40 DOM
15. 2026-04-21
    listed $159,000 Active 938-char remark
16. 2026-02-06
    historical $1,250
17. 2025-12-05
    price $1,250
18. 2025-09-17
    listed $1,400
19. 2023-12-11
    historical $1,200
20. 2023-12-03
    price $1,200
21. 2023-11-16
    listed $1,250
22. 2023-09-27
    status Pending
23. 2023-09-27
    historical
24. 2023-09-19
    price $190,000
25. 2023-08-16
    status Active
26. 2023-08-11
    status Pending
27. 2023-07-17
    listed $192,500 Active
28. 2019-05-21
    soldstatus $125,000 Sold

    Show marketing remark (301 chars)

    Beautiful and clean two story, two bedroom condo across from UNLV. Ideally located within the community, this unit sits across from the pool and park! Home features upgraded tile throughout, upgraded tile in bath and shower, newer carpet, appliances, windows, blinds, paint and air conditioner/heater.

29. 2019-05-20
    soldstatus $125,000
30. 2019-04-01
    status Pending

    Show marketing remark (301 chars)

    Beautiful and clean two story, two bedroom condo across from UNLV. Ideally located within the community, this unit sits across from the pool and park! Home features upgraded tile throughout, upgraded tile in bath and shower, newer carpet, appliances, windows, blinds, paint and air conditioner/heater.

31. 2019-03-06
    status Active

    Show marketing remark (301 chars)

    Beautiful and clean two story, two bedroom condo across from UNLV. Ideally located within the community, this unit sits across from the pool and park! Home features upgraded tile throughout, upgraded tile in bath and shower, newer carpet, appliances, windows, blinds, paint and air conditioner/heater.

32. 2019-02-28
    status Pending

    Show marketing remark (301 chars)

    Beautiful and clean two story, two bedroom condo across from UNLV. Ideally located within the community, this unit sits across from the pool and park! Home features upgraded tile throughout, upgraded tile in bath and shower, newer carpet, appliances, windows, blinds, paint and air conditioner/heater.

33. 2019-02-07
    listed $129,900 Active

    Show marketing remark (301 chars)

    Beautiful and clean two story, two bedroom condo across from UNLV. Ideally located within the community, this unit sits across from the pool and park! Home features upgraded tile throughout, upgraded tile in bath and shower, newer carpet, appliances, windows, blinds, paint and air conditioner/heater.

34. 2010-10-20
    soldstatus $50,000
35. 2010-10-20
    historical
36. 2010-08-20
    listed $49,500
37. 2010-04-25
    historical
38. 2010-01-13
    listed $54,000
39. 2002-01-31
    soldstatus $64,000
40. 1995-09-19
    soldstatus $49,500
41. 1990-02-14
    soldstatus $49,500
42. 1986-11-07
    soldstatus $18,500
43. 1986-02-10
    soldstatus $12,913

ⓘ 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: $612 · $51/mo
• Projected year-2 tax: $938 · $78/mo
• Expected delta: +$326/yr (+$27/mo · 53.3%)

ⓘ 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 ≥107°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: $19,245
• − Mortgage interest: −$8,906
• − Property taxes: −$612
• − Insurance: −$795
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − HOA: −$3,600
• − Depreciation: −$4,625
• Taxable loss: −$2,373
• Est. tax savings @ 24.0%: +$569
• After-tax cash flow: $761/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): 50,196
• Household income: $46,960
• Rent vs Own: 77.2% rent · 22.8% own
• Severe rent burden: 4678.0

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 38% White 29% Two or more races 18% Black 13% Asian 11%
• Hispanic origin (detail): Mexican 23% Puerto Rican 1% Cuban 4%
• Common ancestry: Romanian 2% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 31% · Canada, China, Jamaica
• Languages at home: 57% English-only · Spanish 29% Tagalog/Filipino 6% Other Indo-European 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: ▼ -221.72%
• Current HPI: 266.4892
• Rent YoY: ▼ -1.81%
• 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

+1131.3% since first listed

29 events — show timeline

• 2026-04-21 Listed $159,000 GLVAR
• 2026-02-06 Rental Removed $1,250 GLVAR
• 2025-12-05 Price Changed $1,250 GLVAR
• 2025-09-17 Listed for Rent $1,400 GLVAR
• 2023-12-11 Rental Removed $1,200 GLVAR
• 2023-12-03 Price Changed $1,200 GLVAR
• 2023-11-16 Listed for Rent $1,250 GLVAR
• 2023-09-27 Pending — GLVAR
• 2023-09-27 Listing Removed — GLVAR
• 2023-09-19 Price Changed $190,000 GLVAR
• 2023-08-16 Relisted — GLVAR
• 2023-08-11 Pending — GLVAR
• 2023-07-17 Listed $192,500 GLVAR
• 2019-05-21 Sold (MLS) $125,000 GLVAR
• 2019-05-20 Sold (Public Records) $125,000 Public Records
• 2019-04-01 Pending — GLVAR
• 2019-03-06 Relisted — GLVAR
• 2019-02-28 Pending — GLVAR
• 2019-02-07 Listed $129,900 GLVAR
• 2010-10-20 Listing Removed — GLVAR
• 2010-10-20 Sold (MLS) $50,000 GLVAR
• 2010-08-20 Listed $49,500 GLVAR
• 2010-04-25 Listing Removed — GLVAR
• 2010-01-13 Listed $54,000 GLVAR
• 2002-01-31 Sold (Public Records) $64,000 Public Records
• 1995-09-19 Sold (Public Records) $49,500 Public Records
• 1990-02-14 Sold (Public Records) $49,500 Public Records
• 1986-11-07 Sold (Public Records) $18,500 Public Records
• 1986-02-10 Sold (Public Records) $12,913 Public Records

Property tax history

-0.2%/yr

Latest (2025): $612 · +7.5% YoY. Source: county tax records.