6324 Desert Leaf St #201 · North Las Vegas, NV 89081

$165,000

2 bd · 2.0 ba · 1,010 sqft · Condo · 1 Days on market

Built 2005 $285/mo HOA · 16% 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 +13.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom, 2 bath, 1 car garage with direct entrance to condo features an open concept kitchen to living-room and dining-room with lots of natural lighting. Bedrooms are on opposite sides of unit with own full bath. Balcony entrances thru kitchen and master bedroom. All appliances stay, including water softner in garage. Gorgeous gated community with Pool, Park, Playground and BBQs. 1.4 miles to VA Hospital. 6 miles to Nellis Air Force Base

Key facts

• Natural lighting
• Gated community
• Open concept kitchen

Tags

• OPEN CONCEPT KITCHEN
• NATURAL LIGHTING
• BALCONY ENTRANCES
• GATED COMMUNITY
• POOL
• PARK

Property features AI

Finance

• HOA & community: Homeowners association (Black hawk) with monthly fee; Association fee includes grounds maintenance, sewer and water; Gated community

Exterior

• Parking: Attached garage with one assigned space
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity available; No photovoltaics
• Home design: West-facing; Attached property; 2-story single family residence; Resale
• Construction: Tile roof; Drywall construction; Resale condition
• Exterior features: Patio; Fire pit; Private in-ground pool; Private spa; Block full fencing; Desert landscaping; Landscaped

Interior

• Kitchen: Built-in gas oven; Microwave; Refrigerator; Disposal; Breakfast bar/counter
• Bedrooms: Potential for 2 bedrooms; One bedroom with ceiling fan, ceiling light and closet; Upstairs bedroom with balcony and closet
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Low emissivity windows; Window treatments; Unfurnished
• Laundry & utility: Washer and dryer included; Gas dryer hookup; Laundry on upper level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $6 ($67/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).

Location & tenants

• Location reads 74/100 on livability (#14 in NV, #4,471 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living B; Watch: crime D+, 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: Dickens D L Dusty Es (math 20% / reading 33%, grade F, #232 of 402 statewide, top 58%, 764 students, 100% FRL); Findlay Clifford O Ms (math 9% / reading 27%, grade F, #82 of 109 statewide, top 75%, 1,206 students, 100% FRL); Legacy Hs (math 9% / reading 25%, grade F, #103 of 131 statewide, top 81%, 2,750 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 flat; 223 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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.

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 $165,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.1% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.32×
• Total profit: $-31,317
• Equity at exit: $24,602

10-year hold

• IRR: -23.9%
• Equity multiple: 0.01×
• Total profit: $-45,881
• Equity at exit: $14,266

Cash invested: $46,200 (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 89081

• Home prices YoY: -15.9%
• Rents YoY: 0.1%
• Active inventory: 223
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,811 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$285
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $6

Break-even live

Break-even rent $1,804

Max offer price $165,000

Occupancy floor 95%

Sensitivity live

Price	-10% $120	-5% $63	+0% $6	+5% $-51	+10% $-108
Rent	-10% $-138	-5% $-66	+0% $6	+5% $77	+10% $149
Rate	-1.0pp $89	-0.5pp $48	base $6	+0.5pp $-37	+1.0pp $-81

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6320 Desert Leaf St Unit 201 North Las Vegas, NV	2.0	2.0	1010	$1,590	$1.57	25d	1	0.03mi
6321 Blowing Sky St #3 North Las Vegas, NV	3.0	2.5	1367	$1,799	$1.32	45d	1	0.04mi
6321 Rolling Rose St #201 North Las Vegas, NV	2.0	2.0	1010	$1,550	$1.53	4d	1	0.15mi
6312 Rolling Rose St Unit 102 North Las Vegas, NV	2.0	2.5	1367	$1,650	$1.21	25d	1	0.18mi
3805 Pecos Park Ave North Las Vegas, NV	3.0	2.0	1208	$1,895	$1.57	25d	1	0.24mi
5841 Montina Vines St North Las Vegas, NV	2.0	2.0	1460	$2,100	$1.44	19d	1	0.64mi
5841 Montina Vines St North Las Vegas, NV	2.0	2.0	1460	$2,100	$1.44	25d	1	0.64mi
4212 Zilker Park Ave North Las Vegas, NV	3.0	2.0	1453	$2,300	$1.58	22d	1	0.66mi
4212 # N Unit Zilker Pk Ave unit North Las Vegas, NV	3.0	2.0	1453	$2,300	$1.58	19d	1	0.66mi
3305 E Rome Blvd North Las Vegas, NV	1.0–2.0	1.0–2.0	874	$1,711	$1.96	12d	35	0.73mi
3305 E Rome Blvd North Las Vegas, NV	1.0–3.0	1.0–2.0	987	$1,746	$1.77	0d	41	0.73mi
3208 Brayton Mist Dr North Las Vegas, NV	3.0	2.5	1480	$1,799	$1.22	45d	1	0.76mi
4528 Silverado Sage Ave Las Vegas, NV	3.0	2.0	1500	$1,950	$1.30	25d	1	0.83mi
2929 E Centennial Pkwy North Las Vegas, NV	2.0–3.0	2.0	1320	$1,531	$1.16	0d	14	1.06mi
6300 McCarran St North Las Vegas, NV	1.0–3.0	1.0–2.0	1011	$1,644	$1.63	0d	30	1.23mi
6300 McCarran St North Las Vegas, NV	1.0–2.0	1.0–2.0	975	$1,951	$2.00	12d	26	1.23mi
2833 Champagne Gold Ave North Las Vegas, NV	2.0	2.0	958	$1,750	$1.83	23d	1	1.45mi
6085 Lily Garden St North Las Vegas, NV	3.0	2.5	1328	$2,100	$1.58	25d	1	1.49mi

HOA detail condo

• Monthly dues: $285 · $3,420/yr
• Likely covers: waterpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-31
   remarks 445-char remark
2. 2026-05-31
   listed $165,000 Pending 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°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: $21,734
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − HOA: −$3,420
• − Depreciation: −$4,800
• Taxable loss: −$2,506
• Est. tax savings @ 24.0%: +$601
• After-tax cash flow: $668/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 — North Las Vegas

• Score: 74/100
• State rank: #14
• US rank: #4471

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Las Vegas, NV
• County: Clark County · 2,306,105 people
• City population: 274,675
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 41,408
• Household income: $91,733
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 1334.0

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 39% White 23% Black 23% Two or more races 22% Asian 8%
• Hispanic origin (detail): Mexican 32% Puerto Rican 1%
• Common ancestry: Portuguese 1% Italian 1% Slovak 1%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 66% English-only · Spanish 26% Tagalog/Filipino 3% Other Indo-European 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: ▼ -47.63%
• Current HPI: 251.5692
• Rent YoY: ▲ 0.10%
• 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

+3.1% since first listed

13 events — show timeline

• 2026-05-31 Pending — GLVAR
• 2026-05-29 Listed $165,000 GLVAR
• 2019-09-12 Sold (MLS) $155,000 GLVAR
• 2019-08-18 Contingent — GLVAR
• 2019-07-05 Price Changed $158,000 GLVAR
• 2019-07-05 Price Changed $160,400 GLVAR
• 2019-06-29 Price Changed $160,500 GLVAR
• 2019-06-20 Price Changed $160,600 GLVAR
• 2019-06-13 Price Changed $160,700 GLVAR
• 2019-06-06 Price Changed $160,800 GLVAR
• 2019-05-31 Price Changed $160,900 GLVAR
• 2019-05-31 Price Changed $161,000 GLVAR
• 2019-04-18 Listed $160,000 GLVAR