428 Anchor St · Las Vegas, NV 89110

$219,999

4 bd · 2.0 ba · 1,278 sqft · SingleFamily public records · 21 Days on market

Built 1973 6,534 sqft lot

---

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 +15.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice spacious 4 bedroom/2 bedroom + converted garage. Large Living room plus kitchen/dining area. Great curb appeal and plenty of parking. Huge backyard. dog run, shed and much more. Kitchen features granite countertops, new faucet, plenty of cabinet space.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1973

Property features AI

Exterior

• Parking: Attached garage; Assigned parking; Garage and uncovered spaces (1 garage space)
• Utilities: Public water; Public sewer; Underground utilities; No photovoltaics
• Home design: Single-story home; Faces east; Resale property
• Construction: Composition/shingle roof; Resale construction
• Exterior features: Private yard; Back yard fencing; Chain link fence

Interior

• Kitchen: Tile countertops; Kitchen/Dining room combo; Gas range
• Bedrooms: Up to 4 bedrooms possible; Bedroom 2 with closet (approx. 12x10); Bedroom 3 with closet (approx. 12x10); Bedroom 4 with closet (approx. 10x10); Additional room (closet, approx. 12x12)
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Bedroom on main level; Primary bedroom downstairs; Unfurnished
• Laundry & utility: Gas dryer hookup; Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (19.2% below list).
• Recommended offer: $178k (19.2% 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: Gragson Oran K Es (math 12% / reading 21%, grade F, #329 of 402 statewide, top 83%, 567 students, 100% FRL); Martin Roy W Ms (reading 31%, 1,271 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 14% at this address vs 30% district-wide (-16 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% of the median local income ($61k/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 $2k of loan paydown is wiped out by about $7k 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 21 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $80k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $177,790 (19.2% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.81% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.96%
• DSCR: 1.09
• GRM: 10.3

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-31,506
• Equity at exit: $32,803

10-year hold

• IRR: -7.6%
• Equity multiple: 0.54×
• Total profit: $-28,251
• Equity at exit: $19,021

Cash invested: $61,600 (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 89110

• Rents YoY: 1.8%
• Active inventory: 261
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,778 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$59 /mo · $703/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $101

Break-even live

Break-even rent $1,651

Max offer price $219,999

Occupancy floor 89%

Sensitivity live

Price	-10% $225	-5% $163	+0% $101	+5% $38	+10% $-24
Rent	-10% $-40	-5% $30	+0% $101	+5% $171	+10% $241
Rate	-1.0pp $211	-0.5pp $157	base $101	+0.5pp $44	+1.0pp $-14

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 Maya St Las Vegas, NV	3.0	1.0	1018	$1,695	$1.67	45d	1	0.54mi
824 Hedge Way #2 Las Vegas, NV	3.0	2.0	1022	$1,300	$1.27	23d	1	0.74mi
4417 Berkley Ave Las Vegas, NV	3.0	2.0	1296	$1,650	$1.27	25d	1	0.85mi
4433 Shoen Ave Las Vegas, NV	4.0	2.0	1248	$1,745	$1.40	25d	1	0.85mi
3669 Waikiki Ave Las Vegas, NV	3.0	2.0	1300	$1,568	$1.21	25d	1	0.85mi
3801 Valley Forge Ave Las Vegas, NV	4.0	2.0	1498	$2,195	$1.47	0d	1	0.87mi
2850 Cedar Ave Las Vegas, NV	1.0–3.0	1.0–2.0	734	$1,325	$1.81	9d	11	0.95mi
1001 N Pecos Rd Las Vegas, NV	1.0–3.0	1.0–2.0	875	$1,400	$1.60	5d	7	0.97mi
1150 June Ave Las Vegas, NV	3.0	2.0	1096	$2,800	$2.55	45d	1	0.97mi
4105 Abrams Ave Las Vegas, NV	3.0	2.5	1400	$2,094	$1.50	45d	1	0.97mi
401 N 28th St Las Vegas, NV	1.0–3.0	1.0–2.0	878	$1,425	$1.62	4d	6	1.01mi
4156 Abrams Ave Las Vegas, NV	3.0	2.0	1005	$1,700	$1.69	45d	1	1.02mi
2850 E Bonanza Rd Las Vegas, NV	1.0–3.0	1.0–2.0	863	$1,600	$1.85	21d	16	1.07mi
420 Martha St Las Vegas, NV	3.0	1.5	995	$1,695	$1.70	9d	1	1.15mi
4653 Fro Ave Las Vegas, NV	3.0	2.0	1081	$1,890	$1.75	25d	1	1.24mi
3601 E Wyoming Ave Spc 526 Las Vegas, NV	3.0	2.0	1344	$1,999	$1.49	45d	1	1.26mi
3601 E Wyoming Ave Unit 236 Las Vegas, NV	3.0	2.0	924	$1,399	$1.51	0d	1	1.26mi
4700 E Charleston Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	935	$1,445	$1.55	25d	15	1.31mi
1111 N Lamb Blvd #209 Las Vegas, NV	3.0	2.0	1310	$1,399	$1.07	4d	1	1.31mi
1111 N Lamb Blvd Spc 188 Las Vegas, NV	3.0	2.0	1123	$1,349	$1.20	0d	1	1.31mi
3630 E Owens Ave Las Vegas, NV	2.0–4.0	1.0–2.0	999	$1,754	$1.75	0d	27	1.45mi
1401 N Lamb Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	906	$1,667	$1.84	0d	15	1.45mi
4870 E Charleston Blvd Apt 11 Las Vegas, NV	3.0	2.0	1100	$1,300	$1.18	45d	1	1.47mi
4870 E Charleston Blvd Unit 20 Las Vegas, NV	3.0	2.0	1100	$1,300	$1.18	22d	1	1.47mi

Listing history 18 events

1. 2026-06-10
   status $219,999 Pending 21 DOM
2. 2026-06-09
   days on market $219,999 Active 21 DOM
3. 2026-06-08
   days on market $219,999 Active 20 DOM
4. 2026-06-07
   days on market $219,999 Active 19 DOM
5. 2026-06-03
   pricedays on market $219,999 Active 15 DOM
6. 2026-06-02
   status $299,999 Active 14 DOM
7. 2026-05-15
   status Pending 470-char remark
8. 2026-05-15
   status Active 470-char remark
9. 2026-05-11
   status Pending 470-char remark
10. 2026-04-28
    listed $299,999 Active 470-char remark
11. 2016-05-06
    soldstatus $135,000 Sold 258-char remark

    Show marketing remark (258 chars)

    Nice spacious 4 bedroom/2 bedroom + converted garage. Large Living room plus kitchen/dining area. Great curb appeal and plenty of parking. Huge backyard. dog run, shed and much more. Kitchen features granite countertops, new faucet, plenty of cabinet space.

12. 2016-05-05
    soldstatus $135,000
13. 2016-05-03
    status Pending 258-char remark

    Show marketing remark (258 chars)

    Nice spacious 4 bedroom/2 bedroom + converted garage. Large Living room plus kitchen/dining area. Great curb appeal and plenty of parking. Huge backyard. dog run, shed and much more. Kitchen features granite countertops, new faucet, plenty of cabinet space.

14. 2016-03-01
    historical Contingent Offer 258-char remark

    Show marketing remark (258 chars)

    Nice spacious 4 bedroom/2 bedroom + converted garage. Large Living room plus kitchen/dining area. Great curb appeal and plenty of parking. Huge backyard. dog run, shed and much more. Kitchen features granite countertops, new faucet, plenty of cabinet space.

15. 2016-02-08
    listed $135,000 Exclusive Right 258-char remark

    Show marketing remark (258 chars)

    Nice spacious 4 bedroom/2 bedroom + converted garage. Large Living room plus kitchen/dining area. Great curb appeal and plenty of parking. Huge backyard. dog run, shed and much more. Kitchen features granite countertops, new faucet, plenty of cabinet space.

16. 2004-04-07
    soldstatus $133,000
17. 1996-06-28
    soldstatus $83,000
18. 1990-07-30
    soldstatus $70,000

ⓘ 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: $703 · $59/mo
• Projected year-2 tax: $1,298 · $108/mo
• Expected delta: +$595/yr (+$50/mo · 84.6%)

ⓘ 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 ≥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: $21,335
• − Mortgage interest: −$12,323
• − Property taxes: −$703
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$6,400
• Taxable loss: −$2,605
• Est. tax savings @ 24.0%: +$625
• After-tax cash flow: $1,832/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

+214.3% since first listed

18 events — show timeline

• 2026-06-16 Sold (MLS) $220,000 GLVAR
• 2026-06-09 Pending — GLVAR
• 2026-06-02 Price Changed $219,999 GLVAR
• 2026-06-02 Relisted — GLVAR
• 2026-05-28 Pending — GLVAR
• 2026-05-25 Relisted — GLVAR
• 2026-05-15 Pending — GLVAR
• 2026-05-15 Relisted — GLVAR
• 2026-05-11 Pending — GLVAR
• 2026-04-28 Listed $299,999 GLVAR
• 2016-05-06 Sold (MLS) $135,000 GLVAR
• 2016-05-05 Sold (Public Records) $135,000 Public Records
• 2016-05-03 Pending — GLVAR
• 2016-03-01 Contingent — GLVAR
• 2016-02-08 Listed $135,000 GLVAR
• 2004-04-07 Sold (Public Records) $133,000 Public Records
• 1996-06-28 Sold (Public Records) $83,000 Public Records
• 1990-07-30 Sold (Public Records) $70,000 Public Records

Property tax history

-1.7%/yr

Latest (2025): $703 · -9.7% YoY. Source: county tax records.