4670 Monterey Cir #1 · Paradise, NV 89169

$199,900

2 bd · 1.0 ba · 1,000 sqft · Condo public records · 275 Days on market

Built 1973 $232/mo HOA · 10% 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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Original builder’s model just minutes from the iconic Las Vegas Strip! This stylish and impeccably maintained retro condo is one of the most unique finds on the market. Step into a spacious living room featuring recessed lighting, a ceiling fan, and a large built-in bar—perfect for entertaining. The kitchen offers a breakfast bar, included appliances, and opens seamlessly to the dining area. The luxurious primary bedroom boasts dual mirrored closets and an en-suite bath with a walk-in shower. Decorated in classic '70s flair and in pristine condition, this is easily the standout unit in the complex—truly move-in ready! Conveniently located near Harry Reid International Airport, Allegiant Stadium, major shopping, restaurants, and freeway access. Don’t miss your chance to own a piece of retro Vegas charm—schedule your showing today!

Key facts

• En-suite bath
• Walk-in shower
• Built-in bar

Tags

• BUILT-IN BAR
• BREAKFAST BAR
• DUAL MIRRORED CLOSETS
• EN-SUITE BATH
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% 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+, 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 falling (-4.4%/yr); 178 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• At $2,235/mo this rent would consume 66% of the median local household income ($41k/yr) (locally 2744% 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 $1k of loan paydown is wiped out by about $6k 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 275 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $200k implies a 270% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. 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.
10. 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.
11. 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: 1.12% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.76%
• DSCR: 1.35
• GRM: 7.5

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: -7.9%
• Equity multiple: 0.72×
• Total profit: $-15,843
• Equity at exit: $29,806

10-year hold

• IRR: -2.8%
• Equity multiple: 0.84×
• Total profit: $-9,234
• Equity at exit: $17,284

Cash invested: $55,972 (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 89169

• Home prices YoY: -33.4%
• Rents YoY: -4.4%
• Active inventory: 178
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,235 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$40 /mo · $482/yr
• Insurance: −$83
• HOA: −$232
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $362

Break-even live

Break-even rent $1,777

Max offer price $199,900

Occupancy floor 79%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4674 Monterey Cir #1 Las Vegas, NV	2.0	1.0	1000	$1,750	$1.75	43d	1	0.03mi
205 E Harmon Ave Las Vegas, NV	1.0–2.0	1.5–2.0	1182	$1,950	$1.65	43d	5	0.25mi
5150 Duke Ellington Way Las Vegas, NV	2.0	2.0	1441	$2,158	$1.50	1d	5	0.61mi
270 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	877	$2,100	$2.39	43d	7	0.70mi
220 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	863	$2,195	$2.54	43d	7	0.74mi
260 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	881	$2,295	$2.60	43d	4	0.75mi
260 E Flamingo Rd Las Vegas, NV	2.0	2.0	1018	$2,372	$2.33	23d	2	0.75mi
260 E Flamingo Rd Las Vegas, NV	2.0	2.0	1018	$2,475	$2.43	2d	1	0.75mi
3750 Las Vegas Blvd S Las Vegas, NV	1.0–3.0	1.5–3.5	2503	$15,250	$6.09	21d	4	0.79mi
3750 Las Vegas Blvd S Las Vegas, NV	1.0–3.0	1.5–3.5	2503	$15,750	$6.29	43d	3	0.79mi
3750 Las Vegas Blvd S Las Vegas, NV	1.0–3.0	1.0–3.5	2506	$15,250	$6.09	20d	4	0.79mi
230 E Flamingo Rd #335 Las Vegas, NV	1.0	1.0	727	$1,600	$2.20	43d	1	0.79mi
3722 S Las Vegas Blvd Unit 705E Las Vegas, NV	1.0	1.0	841	$3,600	$4.28	23d	1	0.82mi
3726 Las Vegas Blvd S Las Vegas, NV	2.0	1.0–2.5	1396	$15,000	$10.74	23d	4	0.84mi
3722 Las Vegas Blvd S Las Vegas, NV	1.0	1.0	793	$3,800	$4.79	1d	5	0.84mi
3726 Las Vegas Blvd S Las Vegas, NV	2.0	1.0–2.5	1432	$15,000	$10.47	1d	4	0.84mi
3722 Las Vegas Blvd S Las Vegas, NV	1.0	1.0	704	$3,200	$4.54	23d	7	0.84mi
3726 Las Vegas Blvd S Las Vegas, NV	2.0	2.0–2.5	1815	$9,950	$5.48	16d	3	0.84mi
3722 Las Vegas Blvd S Las Vegas, NV	1.0	1.0	704	$2,950	$4.19	43d	6	0.84mi
3722 Las Vegas Blvd S Las Vegas, NV	1.0	1.0	704	$2,950	$4.19	44d	6	0.84mi
210 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	833	$2,100	$2.52	43d	6	0.85mi
3930 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	999	$2,805	$2.81	2d	87	1.04mi
818 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.5	1158	$2,895	$2.50	2d	34	1.10mi
3776 Howard Hughes Pkwy Las Vegas, NV	3.0	1.0–2.5	1548	$3,028	$1.96	1d	9	1.10mi
1061 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	967	$2,203	$2.28	14d	35	1.23mi
3930 University Center Dr Las Vegas, NV	2.0	2.0–3.0	1200	$1,725	$1.44	43d	2	1.24mi
4471 Dean Martin Dr Las Vegas, NV	1.0–2.0	2.0	1352	$5,400	$3.99	23d	7	1.24mi
4471 Dean Martin Dr Las Vegas, NV	2.0	2.0	1352	$3,925	$2.90	1d	8	1.24mi
4575 Dean Martin Dr #1011 Las Vegas, NV	2.0	2.0	1128	$2,475	$2.19	7d	1	1.24mi
4575 Dean Martin Dr #802 Las Vegas, NV	1.0	1.5	780	$2,100	$2.69	43d	1	1.24mi
4575 Dean Martin Dr #1402 Las Vegas, NV	1.0	1.5	780	$2,175	$2.79	43d	1	1.24mi
4575 Dean Martin Dr #1205 Las Vegas, NV	2.0	2.0	1212	$3,000	$2.48	43d	1	1.24mi
4575 Dean Martin Dr #1112 Las Vegas, NV	2.0	2.0	1433	$4,250	$2.97	43d	1	1.24mi
4575 Dean Martin Dr Las Vegas, NV	2.0	2.0	1054	$3,000	$2.85	43d	1	1.24mi
4575 Dean Martin Dr #2208 Las Vegas, NV	2.0	2.0	1463	$4,450	$3.04	43d	1	1.24mi
4575 Dean Martin Dr #1004 Las Vegas, NV	2.0	2.0	946	$2,450	$2.59	23d	1	1.24mi
4575 Dean Martin Dr #1011 Las Vegas, NV	2.0	2.0	1128	$2,650	$2.35	43d	1	1.24mi
4575 Dean Martin Dr #1401 Las Vegas, NV	1.0	1.0	955	$3,063	$3.21	43d	1	1.24mi
4575 Dean Martin Dr #1004 Las Vegas, NV	2.0	2.0	946	$2,350	$2.48	1d	1	1.24mi
4525 Dean Martin Dr #1608 Las Vegas, NV	2.0	2.0	1445	$3,950	$2.73	43d	1	1.26mi

HOA detail condo

• Monthly dues: $232 · $2,784/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $199,900 Active 275 DOM
2. 2026-06-17
   days on market $199,900 Active 274 DOM
3. 2026-06-16
   days on market $199,900 Active 273 DOM
4. 2026-06-15
   days on market $199,900 Active 272 DOM
5. 2026-06-13
   days on market $199,900 Active 270 DOM
6. 2026-06-09
   days on market $199,900 Active 266 DOM
7. 2026-06-08
   days on market $199,900 Active 265 DOM
8. 2026-06-08
   days on market $199,900 Active 264 DOM
9. 2026-06-03
   days on market $199,900 Active 260 DOM
10. 2026-06-02
    status $199,900 Active 259 DOM
11. 2026-05-07
    price $199,900 871-char remark

    Show marketing remark (871 chars)

    Original builder’s model just minutes from the iconic Las Vegas Strip! This stylish and impeccably maintained retro condo is one of the most unique finds on the market. Step into a spacious living room featuring recessed lighting, a ceiling fan, and a large built-in bar—perfect for entertaining. The kitchen offers a breakfast bar, included appliances, and opens seamlessly to the dining area. The luxurious primary bedroom boasts dual mirrored closets and an en-suite bath with a walk-in shower. Decorated in classic '70s flair and in pristine condition, this is easily the standout unit in the complex—truly move-in ready! Conveniently located near Harry Reid International Airport, Allegiant Stadium, major shopping, restaurants, and freeway access. Don’t miss your chance to own a piece of retro Vegas charm—schedule your showing today!

12. 2025-10-13
    price $210,000 871-char remark

    Show marketing remark (871 chars)

    Original builder’s model just minutes from the iconic Las Vegas Strip! This stylish and impeccably maintained retro condo is one of the most unique finds on the market. Step into a spacious living room featuring recessed lighting, a ceiling fan, and a large built-in bar—perfect for entertaining. The kitchen offers a breakfast bar, included appliances, and opens seamlessly to the dining area. The luxurious primary bedroom boasts dual mirrored closets and an en-suite bath with a walk-in shower. Decorated in classic '70s flair and in pristine condition, this is easily the standout unit in the complex—truly move-in ready! Conveniently located near Harry Reid International Airport, Allegiant Stadium, major shopping, restaurants, and freeway access. Don’t miss your chance to own a piece of retro Vegas charm—schedule your showing today!

13. 2025-09-12
    listed $235,000 Active 871-char remark

    Show marketing remark (871 chars)

    Original builder’s model just minutes from the iconic Las Vegas Strip! This stylish and impeccably maintained retro condo is one of the most unique finds on the market. Step into a spacious living room featuring recessed lighting, a ceiling fan, and a large built-in bar—perfect for entertaining. The kitchen offers a breakfast bar, included appliances, and opens seamlessly to the dining area. The luxurious primary bedroom boasts dual mirrored closets and an en-suite bath with a walk-in shower. Decorated in classic '70s flair and in pristine condition, this is easily the standout unit in the complex—truly move-in ready! Conveniently located near Harry Reid International Airport, Allegiant Stadium, major shopping, restaurants, and freeway access. Don’t miss your chance to own a piece of retro Vegas charm—schedule your showing today!

14. 2025-08-19
    historical
15. 2025-01-03
    listed $235,000 Active
16. 2024-12-10
    historical
17. 2024-10-20
    status Active
18. 2024-10-15
    status Pending
19. 2024-07-27
    status Active
20. 2024-07-24
    status Pending
21. 2024-06-14
    listed $235,000 Active
22. 1987-09-25
    soldstatus $54,000
23. 1974-07-15
    soldstatus $30,500

ⓘ 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: $482 · $40/mo
• Projected year-2 tax: $1,179 · $98/mo
• Expected delta: +$697/yr (+$58/mo · 144.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 16 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: $26,821
• − Mortgage interest: −$11,198
• − Property taxes: −$482
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,146
• − Management: −$2,146
• − HOA: −$2,784
• − Depreciation: −$5,815
• Taxable income: $1,251
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $4,043/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): 22,171
• Household income: $40,904
• Rent vs Own: 80.7% rent · 19.3% own
• Severe rent burden: 2744.0

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 33% White 30% Black 23% Two or more races 13% Asian 9% Native American 2%
• Hispanic origin (detail): Mexican 21% Cuban 5%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 30% · Canada, China
• Languages at home: 59% English-only · Spanish 27% Tagalog/Filipino 4% Other Asian/Pacific 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: ▼ -136.91%
• Current HPI: 272.6449
• Rent YoY: ▼ -4.43%
• 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

+555.4% since first listed

13 events — show timeline

• 2026-05-07 Price Changed $199,900 GLVAR
• 2025-10-13 Price Changed $210,000 GLVAR
• 2025-09-12 Listed $235,000 GLVAR
• 2025-08-19 Listing Removed — GLVAR
• 2025-01-03 Listed $235,000 GLVAR
• 2024-12-10 Listing Removed — GLVAR
• 2024-10-20 Relisted — GLVAR
• 2024-10-15 Pending — GLVAR
• 2024-07-27 Relisted — GLVAR
• 2024-07-24 Pending — GLVAR
• 2024-06-14 Listed $235,000 GLVAR
• 1987-09-25 Sold (Public Records) $54,000 Public Records
• 1974-07-15 Sold (Public Records) $30,500 Public Records

Property tax history

-0.7%/yr

Latest (2025): $482 · +2.4% YoY. Source: county tax records.