6650 W Warm Springs Rd #1080 · Enterprise, NV 89118

$209,999

2 bd · 2.0 ba · 938 sqft · Condo public records · 16 Days on market

Built 2001 $215/mo HOA · 11% 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 +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.2/10.0
• Livability +3.0/5.0
• 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

This rare downstairs unit in the only unit in the community featuring a private detached garage. Ideally situated in the heart of the SW in a gated community, this unit offers a bright and inviting, the open concept floor plan. The spacious primary suite showcases vaulted ceilings, a ceiling fan for added comfort and a generous walk-in closet. Pinehurst is beautifully maintained with lush desert landscaping and offers resort-style amenities, including two sparkling pools, a fitness center, dog-friendly walking paths, and secure gated entry. In addition to the detached garage, the property also includes an assigned covered parking space. Enjoy tranquil views from your private patio overlooking the manicured common areas. HOA dues conveniently include water and trash. All of this just minutes from The UnCommons, The Bend, Durango Station, and the brand-new Costco—bringing together convenience, lifestyle, location and offering immediate equity and an exceptional investment opportunity!

Key facts

• Gated community
• Fitness center
• Two sparkling pools

Tags

• PRIVATE DETACHED GARAGE
• GATED COMMUNITY
• RESORT-STYLE AMENITIES
• TWO SPARKLING POOLS
• FITNESS CENTER
• DOG-FRIENDLY WALKING PATHS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $41 ($487/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 $194k (7.8% below list).
• Recommended offer: $194k (7.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#82 in NV) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A-; Watch: cost of living C-, schools 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.
• Market conditions: Rents falling (-4.6%/yr); 205 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• This rent runs 33% of the median local income ($71k/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 $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 16 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $168k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $193,560 (7.8% below list)

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 D-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. 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?
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 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: 0.92% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 9.0

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: -18.5%
• Equity multiple: 0.37×
• Total profit: $-37,065
• Equity at exit: $31,312

10-year hold

• IRR: -18.5%
• Equity multiple: 0.14×
• Total profit: $-50,659
• Equity at exit: $18,157

Cash invested: $58,800 (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 89118

• Home prices YoY: -29.7%
• Rents YoY: -4.6%
• Active inventory: 205
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,936 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$85 /mo · $1,018/yr
• Insurance: −$87
• HOA: −$215
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $41

Break-even live

Break-even rent $1,884

Max offer price $209,999

Occupancy floor 93%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6650 W Warm Springs Rd Las Vegas, NV	1.0–2.0	1.0–2.0	862	$1,750	$2.03	23d	6	0.06mi
6650 W Warm Springs Rd Las Vegas, NV	1.0–3.0	1.0–2.0	928	$1,575	$1.70	1d	11	0.06mi
6650 W Warm Springs Rd Las Vegas, NV	1.0–2.0	1.0–2.0	899	$1,500	$1.67	12d	2	0.06mi
6755 W Arby Ave Las Vegas, NV	2.0	1.0–2.0	830	$3,073	$3.70	2d	18	0.14mi
6775 Badura Ave Las Vegas, NV	1.0–3.0	1.0–2.0	1085	$2,138	$1.97	1d	119	0.22mi
7600 S Rainbow Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	1018	$1,915	$1.88	1d	13	0.65mi
7800 S Rainbow Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	913	$1,990	$2.18	2d	16	0.86mi
7255 W Sunset Rd Las Vegas, NV	1.0–2.0	1.0–2.0	875	$3,200	$3.66	11d	9	0.88mi
7255 W Sunset Rd Las Vegas, NV	1.0–2.0	1.0–2.0	875	$3,200	$3.66	21d	10	0.88mi
7255 W Sunset Rd Las Vegas, NV	1.0–2.0	1.0–2.0	875	$3,200	$3.66	4d	7	0.88mi
7255 W Sunset Rd Las Vegas, NV	1.0–2.0	1.0–2.0	875	$3,200	$3.66	12d	10	0.88mi
7255 W Sunset Rd Las Vegas, NV	1.0–2.0	1.0–2.0	875	$3,200	$3.66	1d	7	0.88mi
6767 W Windmill Ln Las Vegas, NV	1.0–2.0	1.0–2.0	967	$1,966	$2.03	2d	26	1.30mi
8180 S Rainbow Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	1035	$1,835	$1.77	1d	10	1.37mi
7017 S Buffalo Dr Las Vegas, NV	1.0–3.0	1.0–2.0	1113	$1,800	$1.62	3d	21	1.43mi

HOA detail condo

• Monthly dues: $215 · $2,580/yr
• Likely covers: watertrashlandscapingpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-05-07
   status Pending 1005-char remark

   Show marketing remark (1005 chars)

   This rare downstairs unit in the only unit in the community featuring a private detached garage. Ideally situated in the heart of the SW in a gated community, this unit offers a bright and inviting, the open concept floor plan. The spacious primary suite showcases vaulted ceilings, a ceiling fan for added comfort and a generous walk-in closet. Pinehurst is beautifully maintained with lush desert landscaping and offers resort-style amenities, including two sparkling pools, a fitness center, dog-friendly walking paths, and secure gated entry. In addition to the detached garage, the property also includes an assigned covered parking space. Enjoy tranquil views from your private patio overlooking the manicured common areas. HOA dues conveniently include water and trash. All of this just minutes from The UnCommons, The Bend, Durango Station, and the brand-new Costco—bringing together convenience, lifestyle, location and offering immediate equity and an exceptional investment opportunity!

2. 2026-05-01
   price $209,999 1005-char remark

   Show marketing remark (1005 chars)

   This rare downstairs unit in the only unit in the community featuring a private detached garage. Ideally situated in the heart of the SW in a gated community, this unit offers a bright and inviting, the open concept floor plan. The spacious primary suite showcases vaulted ceilings, a ceiling fan for added comfort and a generous walk-in closet. Pinehurst is beautifully maintained with lush desert landscaping and offers resort-style amenities, including two sparkling pools, a fitness center, dog-friendly walking paths, and secure gated entry. In addition to the detached garage, the property also includes an assigned covered parking space. Enjoy tranquil views from your private patio overlooking the manicured common areas. HOA dues conveniently include water and trash. All of this just minutes from The UnCommons, The Bend, Durango Station, and the brand-new Costco—bringing together convenience, lifestyle, location and offering immediate equity and an exceptional investment opportunity!

3. 2026-04-21
   listed $224,999 Active 1005-char remark

   Show marketing remark (1005 chars)

   This rare downstairs unit in the only unit in the community featuring a private detached garage. Ideally situated in the heart of the SW in a gated community, this unit offers a bright and inviting, the open concept floor plan. The spacious primary suite showcases vaulted ceilings, a ceiling fan for added comfort and a generous walk-in closet. Pinehurst is beautifully maintained with lush desert landscaping and offers resort-style amenities, including two sparkling pools, a fitness center, dog-friendly walking paths, and secure gated entry. In addition to the detached garage, the property also includes an assigned covered parking space. Enjoy tranquil views from your private patio overlooking the manicured common areas. HOA dues conveniently include water and trash. All of this just minutes from The UnCommons, The Bend, Durango Station, and the brand-new Costco—bringing together convenience, lifestyle, location and offering immediate equity and an exceptional investment opportunity!

4. 2026-04-21
   historical

   Show marketing remark (1005 chars)

   This rare downstairs unit in the only unit in the community featuring a private detached garage. Ideally situated in the heart of the SW in a gated community, this unit offers a bright and inviting, the open concept floor plan. The spacious primary suite showcases vaulted ceilings, a ceiling fan for added comfort and a generous walk-in closet. Pinehurst is beautifully maintained with lush desert landscaping and offers resort-style amenities, including two sparkling pools, a fitness center, dog-friendly walking paths, and secure gated entry. In addition to the detached garage, the property also includes an assigned covered parking space. Enjoy tranquil views from your private patio overlooking the manicured common areas. HOA dues conveniently include water and trash. All of this just minutes from The UnCommons, The Bend, Durango Station, and the brand-new Costco—bringing together convenience, lifestyle, location and offering immediate equity and an exceptional investment opportunity!

5. 2026-04-10
   status Active
6. 2026-03-10
   status Pending
7. 2026-02-23
   price $224,999
8. 2026-02-11
   price $239,999
9. 2026-01-15
   listed $244,999 Active
10. 2018-10-02
    soldstatus $168,500 Sold
11. 2018-10-02
    soldstatus $168,500
12. 2018-09-06
    status Pending
13. 2018-08-21
    price $177,000
14. 2018-08-21
    listed $167,000 Active
15. 2008-11-14
    historical
16. 2008-11-14
    soldstatus $92,000
17. 2008-07-09
    listed $99,900

ⓘ 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: $1,018 · $85/mo
• Projected year-2 tax: $1,239 · $103/mo
• Expected delta: +$221/yr (+$18/mo · 21.8%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°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: $23,227
• − Mortgage interest: −$11,763
• − Property taxes: −$1,018
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − HOA: −$2,580
• − Depreciation: −$6,109
• Taxable loss: −$3,009
• Est. tax savings @ 24.0%: +$722
• After-tax cash flow: $1,209/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 — Enterprise

• Score: 59/100
• State rank: #82
• US rank: #20070

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Enterprise, NV
• County: Clark County · 2,306,105 people
• City population: 170,887
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 22,610
• Household income: $71,160
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1467.0

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 0.76)
• Race & ethnicity: White 35% Black 20% Asian 20% Hispanic / Latino 19% Two or more races 10%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1% Cuban 2%
• Common ancestry: Lithuanian 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 35% · Canada, China, Vietnam
• Languages at home: 58% English-only · Spanish 12% Tagalog/Filipino 6% Chinese 4%

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: ▼ -106.27%
• Current HPI: 251.5372
• Rent YoY: ▼ -4.56%
• 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

+110.2% since first listed

17 events — show timeline

• 2026-05-07 Pending — GLVAR
• 2026-05-01 Price Changed $209,999 GLVAR
• 2026-04-21 Listing Removed — GLVAR
• 2026-04-21 Listed $224,999 GLVAR
• 2026-04-10 Relisted — GLVAR
• 2026-03-10 Pending — GLVAR
• 2026-02-23 Price Changed $224,999 GLVAR
• 2026-02-11 Price Changed $239,999 GLVAR
• 2026-01-15 Listed $244,999 GLVAR
• 2018-10-02 Sold (Public Records) $168,500 Public Records
• 2018-10-02 Sold (MLS) $168,500 GLVAR
• 2018-09-06 Pending — GLVAR
• 2018-08-21 Price Changed $177,000 GLVAR
• 2018-08-21 Listed $167,000 GLVAR
• 2008-11-14 Sold (MLS) $92,000 GLVAR
• 2008-11-14 Listing Removed — GLVAR
• 2008-07-09 Listed $99,900 GLVAR

Property tax history

+0.5%/yr

Latest (2025): $1,018 · +7.7% YoY. Source: county tax records.