529 North Cir · Paradise, NV 89119

$579,900

8 bd · 4.0 ba · 2,924 sqft · MultiFamily public records · 46 Days on market

Built 1963 7,405 sqft lot

---

Why this score? — see what drove the C+ 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 +29.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Owner has made a lot of upgrades and repairs: newer A/C units, and some upgrades done to property. Owner is out of state and can't handle management of property. Property is in disrepair and being sold in as-is condition. Cash only offers. At this time we do not have access to all units. Buyer would be responsible to evict tenants if necessary. There is no rent roll provided. 2 current paying tenants.

Key facts

• Immediate cash flow
• Individual entrances
• Low-maintenance lot

Tags

• MULTI-FAMILY BUILDING
• INDIVIDUAL ENTRANCES
• EXTERIOR STAIR ACCESS
• LOW-MAINTENANCE LOT
• IMMEDIATE CASH FLOW
• CONVENIENT AREA

Property features AI

Finance

• Other: Annual tax amount available but excluded from features
• Financial info: Some units currently rented (example rents listed: $950, $1,050); Actual rents shown for units: $950, $950, $1,050, $950
• HOA & community: No HOA information provided

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: Public water; Public sewer
• Home design: Fourplex (1 building, 2 stories); Pitched roof; Block construction
• Construction: Block construction; Pitched roof; Resale
• Exterior features: Good condition; Resale property; Lot approximately 0.17 acres

Interior

• Kitchen: Standard kitchen (appliances not specified)
• Bedrooms: Four 2-bedroom units
• Flooring: Carpet; Tile
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Unfurnished; Carpet and tile flooring
• Laundry & utility: Laundry room / common area laundry

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $580k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $681/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $580k).
• Recommended offer: $563k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#10 in NV, #3,494 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A-, cost of living B; Watch: employment D+, schools F, crime D-.
• 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 (-1.8%/yr); 200 active listings in the ZIP; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• At $6,926/mo this rent would consume 177% of the median local household income ($47k/yr) (locally 4678% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k 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 46 days — a 3% lower offer ($563k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y 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.
• Current owner paid $205k; list at $580k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $562,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 1.19% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.09%
• DSCR: 1.67
• GRM: 7.0

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $15,536
• Equity at exit: $86,465

10-year hold

• IRR: 9.3%
• Equity multiple: 1.63×
• Total profit: $101,533
• Equity at exit: $50,139

Cash invested: $162,372 (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 89119

• Rents YoY: -1.8%
• Active inventory: 200
• Price-to-rent: 20.9×

Monthly cashflow live

• Estimated rent: $6,926 high
• Mortgage (P&I): −$3,041
• Tax from tax record: −$147 /mo · $1,763/yr
• Insurance: −$242
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,454
• Net cashflow: $2,042

Break-even live

Break-even rent $4,341

Max offer price $579,900

Occupancy floor 66%

Sensitivity live

Price	-10% $2,370	-5% $2,206	+0% $2,042	+5% $1,878	+10% $1,714
Rent	-10% $1,495	-5% $1,768	+0% $2,042	+5% $2,316	+10% $2,589
Rate	-1.0pp $2,334	-0.5pp $2,189	base $2,042	+0.5pp $1,892	+1.0pp $1,739

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$6,927
Total (3 units)			$6,926

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: $144,975
• Closing costs: $17,397
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-17
   status $579,900 Pending 46 DOM
2. 2026-06-16
   days on market $579,900 Active 46 DOM
3. 2026-06-15
   days on market $579,900 Active 45 DOM
4. 2026-06-13
   days on market $579,900 Active 43 DOM
5. 2026-06-09
   days on market $579,900 Active 39 DOM
6. 2026-06-08
   days on market $579,900 Active 38 DOM
7. 2026-06-07
   days on market $579,900 Active 37 DOM
8. 2026-06-03
   days on market $579,900 Active 33 DOM
9. 2026-06-02
   days on market $579,900 Active 32 DOM
10. 2026-06-01
    days on market $579,900 Active 31 DOM
11. 2026-05-31
    days on market $579,900 Active 30 DOM
12. 2026-05-01
    listed $579,900 Active 470-char remark
13. 2026-04-30
    historical
14. 2026-03-13
    listed $579,900 Active
15. 2017-09-12
    soldstatus $205,000 Sold

    Show marketing remark (404 chars)

    Owner has made a lot of upgrades and repairs: newer A/C units, and some upgrades done to property. Owner is out of state and can't handle management of property. Property is in disrepair and being sold in as-is condition. Cash only offers. At this time we do not have access to all units. Buyer would be responsible to evict tenants if necessary. There is no rent roll provided. 2 current paying tenants.

16. 2017-09-12
    soldstatus $205,000

    Show marketing remark (404 chars)

    Owner has made a lot of upgrades and repairs: newer A/C units, and some upgrades done to property. Owner is out of state and can't handle management of property. Property is in disrepair and being sold in as-is condition. Cash only offers. At this time we do not have access to all units. Buyer would be responsible to evict tenants if necessary. There is no rent roll provided. 2 current paying tenants.

17. 2017-09-10
    status Pending

    Show marketing remark (404 chars)

    Owner has made a lot of upgrades and repairs: newer A/C units, and some upgrades done to property. Owner is out of state and can't handle management of property. Property is in disrepair and being sold in as-is condition. Cash only offers. At this time we do not have access to all units. Buyer would be responsible to evict tenants if necessary. There is no rent roll provided. 2 current paying tenants.

18. 2017-09-01
    historical Contingent Offer

    Show marketing remark (404 chars)

    Owner has made a lot of upgrades and repairs: newer A/C units, and some upgrades done to property. Owner is out of state and can't handle management of property. Property is in disrepair and being sold in as-is condition. Cash only offers. At this time we do not have access to all units. Buyer would be responsible to evict tenants if necessary. There is no rent roll provided. 2 current paying tenants.

19. 2017-08-25
    listed $205,000 Active

    Show marketing remark (404 chars)

    Owner has made a lot of upgrades and repairs: newer A/C units, and some upgrades done to property. Owner is out of state and can't handle management of property. Property is in disrepair and being sold in as-is condition. Cash only offers. At this time we do not have access to all units. Buyer would be responsible to evict tenants if necessary. There is no rent roll provided. 2 current paying tenants.

20. 2011-08-29
    soldstatus $134,900 Sold
21. 2011-08-20
    status Pending
22. 2011-08-19
    soldstatus $134,900
23. 2011-07-07
    listed $134,900 Exclusive Right
24. 2011-03-28
    soldstatus $74,000 Sold
25. 2011-01-20
    status Pending
26. 2011-01-14
    historical
27. 2010-12-15
    status Pending
28. 2010-12-06
    price $83,000 Exclusive Right
29. 2010-12-06
    status Exclusive Right
30. 2010-11-16
    status Pending
31. 2010-11-10
    price $87,300 Exclusive Right
32. 2010-11-02
    listed $97,300 Auction
33. 2005-10-25
    soldstatus $415,000
34. 2005-03-21
    soldstatus $345,000
35. 1996-06-05
    soldstatus $135,000
36. 1985-04-25
    soldstatus $115,900

ⓘ 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: $1,763 · $147/mo
• Projected year-2 tax: $3,421 · $285/mo
• Expected delta: +$1,659/yr (+$138/mo · 94.1%)

ⓘ 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 ≥106°F today · 18 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: $83,112
• − Mortgage interest: −$32,483
• − Property taxes: −$1,763
• − Insurance: −$2,900
• − Repairs & maintenance: −$6,649
• − Management: −$6,649
• − Depreciation: −$16,870
• Taxable income: $15,798
• Est. tax owed @ 24.0%: −$3,792
• After-tax cash flow: $20,712/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 — Paradise

• Score: 76/100
• State rank: #10
• US rank: #3494

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paradise, NV
• County: Clark County · 2,306,105 people
• City population: 227,885
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 50,196
• Household income: $46,960
• Rent vs Own: 77.2% rent · 22.8% own
• Severe rent burden: 4678.0

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 0.74)
• Race & ethnicity: Hispanic / Latino 38% White 29% Two or more races 18% Black 13% Asian 11%
• Hispanic origin (detail): Mexican 23% Puerto Rican 1% Cuban 4%
• Common ancestry: Romanian 2% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 31% · Canada, China, Jamaica
• Languages at home: 57% English-only · Spanish 29% Tagalog/Filipino 6% Other Indo-European 3%

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: ▼ -221.72%
• Current HPI: 266.4892
• Rent YoY: ▼ -1.81%
• 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

+400.3% since first listed

26 events — show timeline

• 2026-06-16 Pending — GLVAR
• 2026-05-01 Listed $579,900 GLVAR
• 2026-04-30 Listing Removed — GLVAR
• 2026-03-13 Listed $579,900 GLVAR
• 2017-09-12 Sold (Public Records) $205,000 Public Records
• 2017-09-12 Sold (MLS) $205,000 GLVAR
• 2017-09-10 Pending — GLVAR
• 2017-09-01 Contingent — GLVAR
• 2017-08-25 Listed $205,000 GLVAR
• 2011-08-29 Sold (MLS) $134,900 GLVAR
• 2011-08-20 Pending — GLVAR
• 2011-08-19 Sold (Public Records) $134,900 Public Records
• 2011-07-07 Listed $134,900 GLVAR
• 2011-03-28 Sold (MLS) $74,000 GLVAR
• 2011-01-20 Pending — GLVAR
• 2011-01-14 Listing Removed — GLVAR
• 2010-12-15 Pending — GLVAR
• 2010-12-06 Relisted — GLVAR
• 2010-12-06 Price Changed $83,000 GLVAR
• 2010-11-16 Pending — GLVAR
• 2010-11-10 Price Changed $87,300 GLVAR
• 2010-11-02 Listed $97,300 GLVAR
• 2005-10-25 Sold (Public Records) $415,000 Public Records
• 2005-03-21 Sold (Public Records) $345,000 Public Records
• 1996-06-05 Sold (Public Records) $135,000 Public Records
• 1985-04-25 Sold (Public Records) $115,900 Public Records

Property tax history

-1.8%/yr

Latest (2025): $1,763 · -27.5% YoY. Source: county tax records.