2885 Green Tree Ave · Sunrise Manor, NV 89142

$199,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 92 Days on market

Built 1987 4,792 sqft lot $70/mo HOA · 4% of rent

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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 +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Rent growth +3.4/5.0
• 1% rule +3.3/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity in Winterwood Village! This 3-bedroom, 2-bath manufactured home offers approximately 1,344 sq ft of living space on a 4,792 sq ft lot. Functional layout with living room, dining area, and kitchen with breakfast nook. The primary bedroom includes an en-suite room and bathroom, with two additional bedrooms offering flexible living space. The property features great outdoor space with a carport, storage shed, and BBQ area. With updates, the property has strong potential for resale or rental income. Located in the Winterwood Village community with access to a clubhouse, community pool, guest parking, and low monthly HOA dues. Conveniently located near shopping, dining, and major roadways.

Key facts

• Clubhouse
• Community pool
• Carport

Tags

• OUTDOOR SPACE
• CARPORT
• STORAGE SHED
• BBQ AREA
• CLUBHOUSE
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $56 ($666/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 $165k (17.1% below list).
• Recommended offer: $165k (17.1% below list) — sets the bar for 1% rule.

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, crime F, amenities 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: Jenkins Earl N Es (math 22% / reading 37%, grade F, #195 of 402 statewide, top 53%, 667 students, 100% FRL); Harney Kathleen & Tim Ms (math 12% / reading 25%, grade F, #81 of 109 statewide, top 74%, 1,279 students, 100% FRL); Chaparral Hs (math 3% / reading 15%, grade F, #128 of 131 statewide, top 98%, 2,256 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 rising (+3.7%/yr); 119 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $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 92 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $199k implies a 542% 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 $164,944 (17.1% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.83% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.20%
• DSCR: 1.05
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.7% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.50×
• Total profit: $-27,594
• Equity at exit: $29,672

10-year hold

• IRR: -3.9%
• Equity multiple: 0.73×
• Total profit: $-14,823
• Equity at exit: $17,206

Cash invested: $55,720 (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 89142

• Home prices YoY: -16.7%
• Rents YoY: 3.7%
• Active inventory: 119
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,649 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$83
• HOA: −$70
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $56

Break-even live

Break-even rent $1,579

Max offer price $199,000

Occupancy floor 92%

Sensitivity live

Price	-10% $168	-5% $112	+0% $56	+5% $-1	+10% $-57
Rent	-10% $-75	-5% $-10	+0% $56	+5% $121	+10% $186
Rate	-1.0pp $156	-0.5pp $106	base $56	+0.5pp $4	+1.0pp $-48

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2847 Mammoth Ct Las Vegas, NV	3.0	2.0	1440	$1,700	$1.18	9d	1	0.12mi
2978 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,245	$1.41	22d	1	0.26mi
2980 Juniper Hills Blvd Las Vegas, NV	2.0	2.0	896	$1,090	$1.22	5d	1	0.28mi
2980 Juniper Hills Blvd #103 Las Vegas, NV	2.0	2.0	896	$1,090	$1.22	14d	1	0.28mi
2972 Juniper Hills Blvd #202 Las Vegas, NV	3.0	2.0	1074	$1,445	$1.35	16d	1	0.28mi
2982 Juniper Hills Blvd #202 Las Vegas, NV	3.0	2.0	1074	$1,700	$1.58	45d	1	0.30mi
2789 Canonero St Las Vegas, NV	2.0	2.5	1395	$3,000	$2.15	45d	1	0.34mi
2962 Juniper Hills Blvd #104 Las Vegas, NV	3.0	2.0	1074	$1,550	$1.44	45d	1	0.36mi
2985 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	884	$1,000	$1.13	9d	1	0.41mi
2985 Juniper Hills Blvd #102 Las Vegas, NV	2.0	2.0	891	$1,225	$1.37	16d	1	0.41mi
2689 Rungsted St Las Vegas, NV	3.0	2.0	1315	$1,775	$1.35	45d	1	0.41mi
5650 Ruby Creek Dr Las Vegas, NV	3.0	2.5	1422	$2,300	$1.62	5d	1	0.41mi
5703 Roundrock Dr Las Vegas, NV	3.0	2.0	1231	$1,699	$1.38	16d	1	0.42mi
2963 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,250	$1.41	18d	1	0.43mi
2963 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,250	$1.41	45d	1	0.43mi
2824 Poppyseed Way Las Vegas, NV	4.0	2.0	1332	$1,790	$1.34	16d	1	0.46mi
5218 Coral Vine Way Las Vegas, NV	3.0	2.0	1315	$1,840	$1.40	14d	1	0.47mi
2979 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	889	$1,195	$1.34	22d	1	0.47mi
2967 Juniper Hills Blvd #104 Las Vegas, NV	2.0	4.0	891	$1,350	$1.52	45d	1	0.47mi
2967 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	884	$1,190	$1.35	45d	1	0.47mi
2967 Juniper Hills Blvd Las Vegas, NV	2.0	2.0	884	$1,190	$1.35	19d	1	0.47mi
2977 Juniper Hills Blvd #104 Las Vegas, NV	2.0	2.0	896	$1,050	$1.17	9d	1	0.48mi
2975 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,000	$1.13	45d	1	0.50mi
5655 E Sahara Ave Las Vegas, NV	2.0	2.0	958	$1,372	$1.43	6d	4	0.50mi
5655 E Sahara Ave Las Vegas, NV	2.0	2.0	958	$1,372	$1.43	12d	4	0.50mi
3400 Cabana Dr #2049 Las Vegas, NV	2.0	2.0	1053	$1,350	$1.28	0d	1	0.56mi
3400 Cabana Dr #2019 Las Vegas, NV	2.0	2.0	1053	$1,350	$1.28	16d	1	0.56mi
3400 Cabana Dr Las Vegas, NV	2.0–3.0	2.0	1124	$1,350	$1.20	23d	2	0.56mi
5075 Spyglass Hill Dr Las Vegas, NV	1.0–2.0	1.0–2.0	851	$1,413	$1.66	0d	38	0.62mi
5650 E Sahara Ave #2024 Las Vegas, NV	2.0	2.0	958	$1,200	$1.25	6d	1	0.63mi
5571 Slice Dr Las Vegas, NV	3.0	2.5	1636	$2,115	$1.29	46d	1	0.68mi
5150 E Sahara Ave Las Vegas, NV	1.0–3.0	1.0–2.0	980	$1,450	$1.48	0d	15	0.71mi
5954 Sleepy Fawn Dr Las Vegas, NV	2.0	2.0	964	$1,740	$1.80	19d	1	0.76mi
3055 S Nellis Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	983	$1,432	$1.46	0d	41	0.84mi
2675 S Nellis Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	801	$1,316	$1.64	0d	19	0.85mi
4855 E Vegas Valley Dr Las Vegas, NV	1.0–3.0	1.0–2.0	949	$1,579	$1.66	0d	13	0.86mi
3021 Aloha Ave Las Vegas, NV	3.0	2.0	1270	$1,800	$1.42	5d	1	0.92mi
3037 Aloha Ave Las Vegas, NV	3.0	2.0	1270	$1,750	$1.38	0d	1	0.92mi
6062 Saint Petersburg Dr Las Vegas, NV	3.0	2.0	1309	$1,750	$1.34	45d	1	0.95mi
4801 E Sahara Ave Las Vegas, NV	1.0–3.0	1.0–2.0	870	$1,659	$1.91	6d	25	0.96mi

HOA detail

• Monthly dues: $70 · $840/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-21
   days on market $199,000 Active 92 DOM
2. 2026-06-18
   days on market $199,000 Active 89 DOM
3. 2026-06-17
   days on market $199,000 Active 88 DOM
4. 2026-06-16
   days on market $199,000 Active 87 DOM
5. 2026-06-15
   days on market $199,000 Active 86 DOM
6. 2026-06-13
   days on market $199,000 Active 84 DOM
7. 2026-06-09
   days on market $199,000 Active 80 DOM
8. 2026-06-08
   days on market $199,000 Active 79 DOM
9. 2026-06-07
   days on market $199,000 Active 78 DOM
10. 2026-06-03
    days on market $199,000 Active 74 DOM
11. 2026-06-02
    days on market $199,000 Active 73 DOM
12. 2026-06-01
    days on market $199,000 Active 72 DOM
13. 2026-05-31
    days on market $199,000 Active 71 DOM
14. 2026-04-19
    price $199,000 716-char remark

    Show marketing remark (716 chars)

    Investment opportunity in Winterwood Village! This 3-bedroom, 2-bath manufactured home offers approximately 1,344 sq ft of living space on a 4,792 sq ft lot. Functional layout with living room, dining area, and kitchen with breakfast nook. The primary bedroom includes an en-suite room and bathroom, with two additional bedrooms offering flexible living space. The property features great outdoor space with a carport, storage shed, and BBQ area. With updates, the property has strong potential for resale or rental income. Located in the Winterwood Village community with access to a clubhouse, community pool, guest parking, and low monthly HOA dues. Conveniently located near shopping, dining, and major roadways.

15. 2026-03-21
    listed $215,000 Active 716-char remark

    Show marketing remark (716 chars)

    Investment opportunity in Winterwood Village! This 3-bedroom, 2-bath manufactured home offers approximately 1,344 sq ft of living space on a 4,792 sq ft lot. Functional layout with living room, dining area, and kitchen with breakfast nook. The primary bedroom includes an en-suite room and bathroom, with two additional bedrooms offering flexible living space. The property features great outdoor space with a carport, storage shed, and BBQ area. With updates, the property has strong potential for resale or rental income. Located in the Winterwood Village community with access to a clubhouse, community pool, guest parking, and low monthly HOA dues. Conveniently located near shopping, dining, and major roadways.

16. 2015-06-04
    historical
17. 2015-05-29
    listed $58,000 Exclusive Right
18. 2010-10-01
    historical
19. 2010-10-01
    soldstatus $31,000
20. 2010-05-28
    listed $34,000
21. 2007-04-26
    soldstatus $162,000
22. 2007-04-26
    soldstatus $162,000
23. 2006-06-08
    listed $162,000
24. 1992-06-25
    soldstatus $15,000
25. 1992-06-25
    soldstatus $18,000

ⓘ 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: $612 · $51/mo
• Projected year-2 tax: $1,174 · $98/mo
• Expected delta: +$562/yr (+$47/mo · 91.7%)

ⓘ 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 · 16 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: $19,793
• − Mortgage interest: −$11,147
• − Property taxes: −$612
• − Insurance: −$995
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − HOA: −$840
• − Depreciation: −$5,789
• Taxable loss: −$2,757
• Est. tax savings @ 24.0%: +$662
• After-tax cash flow: $1,328/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): 35,179
• Household income: $71,233
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1175.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 59% Two or more races 20% White 19% Asian 11% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 44% Cuban 5%
• Common ancestry: Italian 1% Slovak 1% Portuguese 1%
• Foreign-born: 32% · Canada
• Languages at home: 43% English-only · Spanish 49% 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: ▼ -57.51%
• Current HPI: 287.6914
• Rent YoY: ▲ 3.70%
• 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

+1226.7% since first listed

12 events — show timeline

• 2026-04-19 Price Changed $199,000 GLVAR
• 2026-03-21 Listed $215,000 GLVAR
• 2015-06-04 Listing Removed — GLVAR
• 2015-05-29 Listed $58,000 GLVAR
• 2010-10-01 Sold (MLS) $31,000 GLVAR
• 2010-10-01 Listing Removed — GLVAR
• 2010-05-28 Listed $34,000 GLVAR
• 2007-04-26 Sold (Public Records) $162,000 Public Records
• 2007-04-26 Sold (MLS) $162,000 GLVAR
• 2006-06-08 Listed $162,000 GLVAR
• 1992-06-25 Sold (Public Records) $18,000 Public Records
• 1992-06-25 Sold (Public Records) $15,000 Public Records

Property tax history

-2.5%/yr

Latest (2025): $612 · -29.1% YoY. Source: county tax records.