3354 Gulf Shores Dr · Sunrise Manor, NV 89122

$95,000

2 bd · 2.0 ba · 1,296 sqft · Land · 1 Days on market

Built 1979 4,792 sqft lot $60/mo HOA · 4% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Great 2 bedroom 2 bathroom home in Desert Inn Estates community!

Key facts

• 4,792 sq ft lot
• Parking
• Built 1979

Property features AI

Finance

• HOA & community: Homeowners association: Desert Inn Mobile; Monthly HOA fee of $60 covering association management; Senior community

Exterior

• Parking: Attached carport; Assigned parking (one space); 1-car carport
• Utilities: Underground utilities; Public water; Public sewer; No photovoltaics
• Home design: Single-family property; One-story; Faces east; Resale condition
• Construction: Composition shingle roof; Mobile home dimensions approximately 54' x 24'; Resale construction
• Exterior features: Patio; Block fencing in back yard; Desert landscaping; Landscaped lot; Less than quarter acre lot

Interior

• Kitchen: Gas range; Garbage disposal
• Bedrooms: Potential for 2 bedrooms; Bedroom with closet (10 x 10); Bedroom with closet (12 x 12)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; Bathroom with tub/shower combo
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Primary bedroom on the main level; Unfurnished
• Laundry & utility: Electric dryer hookup on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $95k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads 58/100 on livability (#83 in NV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, 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.
• Market conditions: Rents soft (-0.6%/yr); 323 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $657 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1979 — 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 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?
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: 1.55% ✓
• Cap rate: 13.20%
• Cash-on-cash: 24.66%
• DSCR: 2.10
• GRM: 5.4

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: 14.7%
• Equity multiple: 1.57×
• Total profit: $15,113
• Equity at exit: $14,165

10-year hold

• IRR: 21.2%
• Equity multiple: 2.55×
• Total profit: $41,325
• Equity at exit: $8,214

Cash invested: $26,600 (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 89122

• Rents YoY: -0.6%
• Active inventory: 323
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,471 high
• Mortgage (P&I): −$498
• Tax from tax record: −$18 /mo · $211/yr
• Insurance: −$40
• HOA: −$60
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $547

Break-even live

Break-even rent $779

Max offer price $95,000

Occupancy floor 58%

Sensitivity live

Price	-10% $600	-5% $574	+0% $547	+5% $520	+10% $493
Rent	-10% $431	-5% $489	+0% $547	+5% $605	+10% $663
Rate	-1.0pp $595	-0.5pp $571	base $547	+0.5pp $522	+1.0pp $497

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3400 Cabana Dr Las Vegas, NV	2.0–3.0	2.0	1124	$1,325	$1.18	22d	2	0.31mi
3400 Cabana Dr #2019 Las Vegas, NV	2.0	2.0	1053	$1,350	$1.28	15d	1	0.31mi
5051 Sitka Ln Las Vegas, NV	3.0	2.0	1265	$1,225	$0.97	44d	1	0.43mi
5101 E Twain Ave Las Vegas, NV	1.0–2.0	1.0–2.0	780	$1,150	$1.47	44d	4	0.44mi
3800 S Nellis Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	943	$1,355	$1.44	2d	16	0.53mi
2978 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,245	$1.41	21d	1	0.65mi
2982 Juniper Hills Blvd #202 Las Vegas, NV	3.0	2.0	1074	$1,700	$1.58	44d	1	0.65mi
2985 Juniper Hills Blvd #102 Las Vegas, NV	2.0	2.0	891	$1,225	$1.37	15d	1	0.65mi
2985 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	884	$1,000	$1.13	8d	1	0.65mi
2980 Juniper Hills Blvd Las Vegas, NV	2.0	2.0	896	$1,090	$1.22	4d	1	0.65mi
2980 Juniper Hills Blvd #103 Las Vegas, NV	2.0	2.0	896	$1,090	$1.22	13d	1	0.65mi
3055 S Nellis Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	983	$1,432	$1.46	2d	41	0.66mi
2977 Juniper Hills Blvd #104 Las Vegas, NV	2.0	2.0	896	$1,050	$1.17	8d	1	0.66mi
2979 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	889	$1,195	$1.34	21d	1	0.66mi
2975 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,000	$1.13	44d	1	0.67mi
2972 Juniper Hills Blvd #202 Las Vegas, NV	3.0	2.0	1074	$1,445	$1.35	15d	1	0.68mi
2963 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,250	$1.41	17d	1	0.69mi
2963 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,250	$1.41	44d	1	0.69mi
2962 Juniper Hills Blvd #104 Las Vegas, NV	3.0	2.0	1074	$1,550	$1.44	44d	1	0.69mi
2967 Juniper Hills Blvd #104 Las Vegas, NV	2.0	4.0	891	$1,350	$1.52	44d	1	0.69mi
2967 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	884	$1,190	$1.35	44d	1	0.69mi
2967 Juniper Hills Blvd Las Vegas, NV	2.0	2.0	884	$1,190	$1.35	18d	1	0.69mi
3037 Aloha Ave Las Vegas, NV	3.0	2.0	1270	$1,800	$1.42	5d	1	0.72mi
2847 Mammoth Ct Las Vegas, NV	3.0	2.0	1440	$1,700	$1.18	8d	1	0.72mi
3021 Aloha Ave Las Vegas, NV	3.0	2.0	1270	$1,800	$1.42	4d	1	0.73mi
4855 E Vegas Valley Dr Las Vegas, NV	1.0–3.0	1.0–2.0	949	$1,304	$1.37	2d	15	0.80mi
4717 Woodland Ave Las Vegas, NV	3.0	2.5	1742	$2,250	$1.29	13d	1	0.80mi
2689 Rungsted St Las Vegas, NV	3.0	2.0	1315	$1,775	$1.35	44d	1	0.83mi
5075 Spyglass Hill Dr Las Vegas, NV	1.0–2.0	1.0–2.0	851	$1,421	$1.67	2d	38	0.87mi
5218 Coral Vine Way Las Vegas, NV	3.0	2.0	1315	$1,840	$1.40	13d	1	0.92mi
3850 Mountain Vista St Las Vegas, NV	1.0–3.0	1.0–2.0	802	$1,206	$1.50	15d	9	0.99mi
4640 Vegas Valley Dr Las Vegas, NV	1.0–2.0	1.0–2.0	853	$1,340	$1.57	44d	1	1.00mi
2789 Canonero St Las Vegas, NV	2.0	2.5	1395	$3,000	$2.15	44d	1	1.00mi
4455 E Twain Ave Las Vegas, NV	1.0–3.0	1.0–2.0	871	$1,157	$1.33	5d	9	1.01mi
2675 S Nellis Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	801	$1,321	$1.65	2d	20	1.02mi
4570 Carriage Park Dr Unit B Las Vegas, NV	2.0	2.0	918	$1,395	$1.52	18d	1	1.09mi
2883 Wheelwright Dr Unit 1 Las Vegas, NV	2.0	2.0	918	$1,195	$1.30	8d	1	1.09mi
4591 Macher Way Unit D Las Vegas, NV	2.0	2.0	918	$1,100	$1.20	44d	1	1.10mi
4379 Hilldale Ave Las Vegas, NV	2.0	1.0	954	$1,485	$1.56	8d	1	1.10mi
5650 Ruby Creek Dr Las Vegas, NV	3.0	2.5	1422	$2,300	$1.62	4d	1	1.12mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 4 events

1. 2026-04-28
   status Pending
2. 2026-04-23
   listed $95,000 Active
3. 2003-03-05
   soldstatus $88,000
4. 1982-06-25
   soldstatus $18,500

ⓘ 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: $211 · $18/mo
• Projected year-2 tax: $560 · $47/mo
• Expected delta: +$350/yr (+$29/mo · 165.8%)

ⓘ 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 6 d/yr ≥108°F today · 14 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: $17,652
• − Mortgage interest: −$5,321
• − Property taxes: −$211
• − Insurance: −$475
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − HOA: −$720
• − Depreciation: −$2,764
• Taxable income: $5,336
• Est. tax owed @ 24.0%: −$1,281
• After-tax cash flow: $5,280/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 — Sunrise Manor

• Score: 58/100
• State rank: #83
• US rank: #20692

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunrise Manor, NV
• County: Clark County · 2,306,105 people
• City population: 102,557
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 53,724
• Household income: $63,846
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 2212.0

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 0.73)
• Race & ethnicity: Hispanic / Latino 40% White 29% Two or more races 17% Black 14% Asian 10% Native American 2%
• Hispanic origin (detail): Mexican 28% Cuban 3%
• Common ancestry: Lithuanian 1% Romanian 1% Portuguese 1%
• Foreign-born: 26% · Canada, South Korea, Vietnam
• Languages at home: 61% English-only · Spanish 29% Tagalog/Filipino 6% 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: ▼ -243.52%
• Current HPI: 274.1767
• Rent YoY: ▼ -0.63%
• 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

+413.5% since first listed

4 events — show timeline

• 2026-04-28 Pending — GLVAR
• 2026-04-23 Listed $95,000 GLVAR
• 2003-03-05 Sold (Public Records) $88,000 Public Records
• 1982-06-25 Sold (Public Records) $18,500 Public Records

Property tax history

-2.4%/yr

Latest (2025): $211 · -58.0% YoY. Source: county tax records.