628 Triest Ct · Las Vegas, NV 89110

$610,000

8 bd · 4.0 ba · 2,924 sqft · MultiFamily public records · 139 Days on market

Built 1984 9,148 sqft lot

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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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• 1% rule +2.9/10.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

NEW ROOF JAN 2026. NO HOA. An opportunity to own a fourplex with No HOA Payments. Professionally managed with all leases and ledgers available

Key facts

• No hoa
• New roof
• 9,148 sq ft lot

Tags

• NEW ROOF
• NO HOA
• PROFESSIONALLY MANAGED

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $610k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive. Per door: $46/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $484k (20.7% below list).
• Recommended offer: $484k (20.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#2 in NV, #1,723 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime 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: Moore William K Es (math 12% / reading 22%, grade F, #311 of 402 statewide, top 82%, 560 students, 100% FRL); Robison Dell H Ms (math 4% / reading 17%, grade F, #105 of 109 statewide, top 97%, 760 students, 100% FRL); Desert Pines Hs (math 5% / reading 20%, grade F, #116 of 131 statewide, top 88%, 3,151 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 13% at this address vs 30% district-wide (-17 pts) — the specific schools serving this property underperform the Clark County School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 261 active listings in the ZIP; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• At $4,839/mo this rent would consume 95% of the median local household income ($61k/yr) (locally 3134% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k 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 139 days — a 12% lower offer ($537k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y 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 $340k; list at $610k implies a 79% 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 $483,900 (20.7% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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?
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: 0.79% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-93,317
• Equity at exit: $90,953

10-year hold

• IRR: -9.0%
• Equity multiple: 0.47×
• Total profit: $-90,859
• Equity at exit: $52,742

Cash invested: $170,800 (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 89110

• Rents YoY: 1.8%
• Active inventory: 261
• Price-to-rent: 42.0×

Monthly cashflow live

• Estimated rent: $4,839 high
• Mortgage (P&I): −$3,199
• Tax from tax record: −$186 /mo · $2,236/yr
• Insurance: −$254
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,016
• Net cashflow: $183

Break-even live

Break-even rent $4,607

Max offer price $610,000

Occupancy floor 91%

Sensitivity live

Price	-10% $529	-5% $356	+0% $183	+5% $11	+10% $-162
Rent	-10% $-199	-5% $-8	+0% $183	+5% $375	+10% $566
Rate	-1.0pp $491	-0.5pp $339	base $183	+0.5pp $25	+1.0pp $-135

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,840
Total (4 units)			$4,839

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: $152,500
• Closing costs: $18,300
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-21
   days on market $610,000 Active 139 DOM
2. 2026-06-18
   days on market $610,000 Active 136 DOM
3. 2026-06-17
   days on market $610,000 Active 135 DOM
4. 2026-06-16
   days on market $610,000 Active 134 DOM
5. 2026-06-15
   days on market $610,000 Active 133 DOM
6. 2026-06-13
   days on market $610,000 Active 131 DOM
7. 2026-06-09
   days on market $610,000 Active 127 DOM
8. 2026-06-08
   days on market $610,000 Active 126 DOM
9. 2026-06-07
   days on market $610,000 Active 125 DOM
10. 2026-06-03
    days on market $610,000 Active 121 DOM
11. 2026-06-02
    days on market $610,000 Active 120 DOM
12. 2026-06-01
    days on market $610,000 Active 119 DOM
13. 2026-05-31
    days on market $610,000 Active 118 DOM
14. 2026-05-19
    status Pending 142-char remark

    Show marketing remark (142 chars)

    NEW ROOF JAN 2026. NO HOA. An opportunity to own a fourplex with No HOA Payments. Professionally managed with all leases and ledgers available

15. 2026-03-23
    price $610,000 142-char remark

    Show marketing remark (142 chars)

    NEW ROOF JAN 2026. NO HOA. An opportunity to own a fourplex with No HOA Payments. Professionally managed with all leases and ledgers available

16. 2026-02-09
    price $630,000 142-char remark

    Show marketing remark (142 chars)

    NEW ROOF JAN 2026. NO HOA. An opportunity to own a fourplex with No HOA Payments. Professionally managed with all leases and ledgers available

17. 2026-01-26
    listed $640,000 Active 142-char remark

    Show marketing remark (142 chars)

    NEW ROOF JAN 2026. NO HOA. An opportunity to own a fourplex with No HOA Payments. Professionally managed with all leases and ledgers available

18. 2020-05-28
    soldstatus $340,000 Closed 163-char remark

    Show marketing remark (163 chars)

    Great opportunity for investors on this one! 4 units, fully rented. The current owners have not raised rent in 10 years. Great opportunity for your buyer to do so.

19. 2020-05-28
    soldstatus $340,000

    Show marketing remark (163 chars)

    Great opportunity for investors on this one! 4 units, fully rented. The current owners have not raised rent in 10 years. Great opportunity for your buyer to do so.

20. 2020-04-01
    status Pending 163-char remark

    Show marketing remark (163 chars)

    Great opportunity for investors on this one! 4 units, fully rented. The current owners have not raised rent in 10 years. Great opportunity for your buyer to do so.

21. 2020-03-17
    listed $369,000 Active 163-char remark

    Show marketing remark (163 chars)

    Great opportunity for investors on this one! 4 units, fully rented. The current owners have not raised rent in 10 years. Great opportunity for your buyer to do so.

22. 2020-01-01
    historical
23. 2019-09-19
    listed $389,000 Active
24. 2018-12-19
    historical
25. 2018-12-07
    listed $325,000 Active
26. 2018-12-06
    historical
27. 2018-09-03
    listed $325,000 Active
28. 2018-07-13
    historical
29. 2018-06-20
    listed $295,000 Active
30. 2010-12-09
    soldstatus $128,000 Sold
31. 2010-12-09
    soldstatus $128,000
32. 2010-11-24
    historical
33. 2010-11-24
    listed $128,000
34. 2010-08-26
    historical
35. 2010-05-26
    listed $128,000
36. 2010-05-25
    historical
37. 2009-10-08
    listed $199,990
38. 2005-06-30
    soldstatus $300,000
39. 1993-11-09
    soldstatus $25,000
40. 1985-10-04
    soldstatus $25,000
41. 1984-09-05
    soldstatus $25,000

ⓘ 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: $2,236 · $186/mo
• Projected year-2 tax: $3,599 · $300/mo
• Expected delta: +$1,363/yr (+$114/mo · 60.9%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,068
• − Mortgage interest: −$34,169
• − Property taxes: −$2,236
• − Insurance: −$3,050
• − Repairs & maintenance: −$4,645
• − Management: −$4,645
• − Depreciation: −$17,745
• Taxable loss: −$8,424
• Est. tax savings @ 24.0%: +$2,022
• After-tax cash flow: $4,222/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 — Las Vegas

• Score: 80/100
• State rank: #2
• US rank: #1723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Las Vegas, NV
• County: Clark County · 2,306,105 people
• City population: 1,643,591
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 69,107
• Household income: $61,001
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 3134.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 63% White 20% Two or more races 18% Black 8% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 52% Cuban 3%
• Common ancestry: Lithuanian 1% Italian 1% Romanian 1%
• Foreign-born: 31% · Canada
• Languages at home: 42% English-only · Spanish 53% Tagalog/Filipino 2% Other Asian/Pacific 1%

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: ▼ -165.11%
• Current HPI: 299.1815
• Rent YoY: ▲ 1.78%
• 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

+2340.0% since first listed

28 events — show timeline

• 2026-05-19 Pending — GLVAR
• 2026-03-23 Price Changed $610,000 GLVAR
• 2026-02-09 Price Changed $630,000 GLVAR
• 2026-01-26 Listed $640,000 GLVAR
• 2020-05-28 Sold (Public Records) $340,000 Public Records
• 2020-05-28 Sold (MLS) $340,000 GLVAR
• 2020-04-01 Pending — GLVAR
• 2020-03-17 Listed $369,000 GLVAR
• 2020-01-01 Listing Removed — GLVAR
• 2019-09-19 Listed $389,000 GLVAR
• 2018-12-19 Listing Removed — CRMLS
• 2018-12-07 Listed $325,000 CRMLS
• 2018-12-06 Listing Removed — CRMLS
• 2018-09-03 Listed $325,000 CRMLS
• 2018-07-13 Listing Removed — CRMLS
• 2018-06-20 Listed $295,000 CRMLS
• 2010-12-09 Sold (Public Records) $128,000 Public Records
• 2010-12-09 Sold (MLS) $128,000 GLVAR
• 2010-11-24 Listing Removed — GLVAR
• 2010-11-24 Listed $128,000 GLVAR
• 2010-08-26 Listing Removed — GLVAR
• 2010-05-26 Listed $128,000 GLVAR
• 2010-05-25 Listing Removed — GLVAR
• 2009-10-08 Listed $199,990 GLVAR
• 2005-06-30 Sold (Public Records) $300,000 Public Records
• 1993-11-09 Sold (Public Records) $25,000 Public Records
• 1985-10-04 Sold (Public Records) $25,000 Public Records
• 1984-09-05 Sold (Public Records) $25,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $2,236 · +7.9% YoY. Source: county tax records.