3934 Torsby Pl · Paradise, NV 89119

$168,888

2 bd · 1.0 ba · 772 sqft · Townhouse public records · 117 Days on market

Built 1973 1,742 sqft lot $398/mo HOA · 20% of rent

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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 +18.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +6.0/10.0
• 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

Listing remarks MLS

A cozy warm townhouse perfect for you and your love. Two bedrooms, one full bath, private patio area, 2 parking spaces. Everything you need in our community, community pool. community clubhouse, green park, and more! Near Las Vegas Blvd and UNLV, convenient location, easy to go everywhere. Friendly tenants occupy on a month-to-month basis. Guaranteed and stable rent with section 8 tenant in place, good for home buyer or property investor.

Key facts

• Community pool
• Community clubhouse
• Green park

Tags

• PRIVATE PATIO AREA
• COMMUNITY POOL
• COMMUNITY CLUBHOUSE
• GREEN PARK
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $169k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $154k (9.0% 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); 199 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• At $1,977/mo this rent would consume 51% 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 $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

• It's been on market 117 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 5y ago; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• 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 $153,688 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.17% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.42%
• DSCR: 1.20
• GRM: 7.1

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: -13.3%
• Equity multiple: 0.54×
• Total profit: $-21,915
• Equity at exit: $25,182

10-year hold

• IRR: -11.1%
• Equity multiple: 0.44×
• Total profit: $-26,536
• Equity at exit: $14,602

Cash invested: $47,289 (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: 199
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,977 high
• Mortgage (P&I): −$886
• Tax from tax record: −$34 /mo · $409/yr
• Insurance: −$70
• HOA: −$398
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $174

Break-even live

Break-even rent $1,757

Max offer price $168,888

Occupancy floor 86%

Sensitivity live

Price	-10% $270	-5% $222	+0% $174	+5% $126	+10% $78
Rent	-10% $18	-5% $96	+0% $174	+5% $252	+10% $330
Rate	-1.0pp $259	-0.5pp $217	base $174	+0.5pp $130	+1.0pp $86

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: $42,222
• Closing costs: $5,067
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
818 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.5	1158	$2,895	$2.50	3d	34	0.22mi
3930 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	999	$2,805	$2.81	3d	87	0.23mi
3930 University Center Dr Las Vegas, NV	2.0	2.0–3.0	1200	$1,725	$1.44	44d	2	0.25mi
595 S Royal Crest Cir #18 Las Vegas, NV	2.0	1.0	816	$1,575	$1.93	44d	1	0.32mi
3776 Howard Hughes Pkwy Las Vegas, NV	3.0	1.0–2.5	1548	$3,028	$1.96	2d	9	0.43mi
3550 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	947	$1,425	$1.50	44d	20	0.50mi
1061 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	967	$2,203	$2.28	15d	35	0.55mi
260 E Flamingo Rd Las Vegas, NV	2.0	2.0	1018	$2,372	$2.33	24d	2	0.70mi
260 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	881	$2,295	$2.60	44d	4	0.70mi
260 E Flamingo Rd Las Vegas, NV	2.0	2.0	1018	$2,475	$2.43	3d	1	0.70mi
270 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	877	$2,100	$2.39	44d	7	0.70mi
230 E Flamingo Rd #335 Las Vegas, NV	1.0	1.0	727	$1,600	$2.20	44d	1	0.74mi
220 E Flamingo Rd #229 Las Vegas, NV	1.0	1.0	692	$2,195	$3.17	24d	1	0.79mi
220 E Flamingo Rd #229 Las Vegas, NV	1.0	1.0	692	$2,195	$3.17	22d	1	0.79mi
220 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	863	$2,195	$2.54	44d	7	0.80mi
210 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	833	$2,100	$2.52	44d	6	0.81mi
900 E Desert Inn Rd Las Vegas, NV	1.0–2.0	1.0–2.0	1077	$1,800	$1.67	44d	5	0.88mi
1601 E Katie Ave Las Vegas, NV	1.0–2.0	1.0–2.0	809	$1,852	$2.29	44d	13	0.98mi
205 E Harmon Ave Las Vegas, NV	1.0–2.0	1.5–2.0	1182	$1,950	$1.65	44d	5	1.05mi
1700 E Viking Rd Las Vegas, NV	2.0	2.0	1085	$1,662	$1.53	44d	3	1.05mi
4674 Monterey Cir #1 Las Vegas, NV	2.0	1.0	1000	$1,750	$1.75	44d	1	1.06mi
350 E Desert Inn Rd Unit H203 Las Vegas, NV	2.0	1.5	849	$1,725	$2.03	44d	1	1.10mi
4700 S Maryland Pkwy Las Vegas, NV	1.0	1.0	409	$1,382	$3.37	44d	48	1.20mi
145 E Harmon Ave Unit 1332448P Las Vegas, NV	1.0	1.0	548	$3,796	$6.93	2d	1	1.30mi
2831 Geary Pl #2909 Las Vegas, NV	2.0	1.0	1112	$1,899	$1.71	44d	1	1.35mi
1481 Lorilyn Ave #4 Las Vegas, NV	1.0	1.0	792	$1,835	$2.32	44d	1	1.35mi
1577 Elizabeth Ave #1 Las Vegas, NV	2.0	2.0	1064	$1,600	$1.50	44d	1	1.49mi
3700 Las Vegas Blvd S #672 Las Vegas, NV	1.0	1.0	606	$2,500	$4.13	8d	1	1.49mi

HOA detail

• Monthly dues: $398 · $4,776/yr
• Likely covers: gaspool

Listing history 50 events

1. 2026-06-18
   days on market $168,888 Active 117 DOM
2. 2026-06-17
   days on market $168,888 Active 116 DOM
3. 2026-06-16
   days on market $168,888 Active 115 DOM
4. 2026-06-15
   days on market $168,888 Active 114 DOM
5. 2026-06-13
   days on market $168,888 Active 112 DOM
6. 2026-06-09
   days on market $168,888 Active 108 DOM
7. 2026-06-08
   days on market $168,888 Active 107 DOM
8. 2026-06-07
   days on market $168,888 Active 106 DOM
9. 2026-06-03
   days on market $168,888 Active 102 DOM
10. 2026-06-02
    pricedays on market $168,888 Active 101 DOM
11. 2026-06-01
    days on market $179,888 Active 100 DOM
12. 2026-05-31
    days on market $179,888 Active 99 DOM
13. 2026-02-21
    listed $179,888 Active 442-char remark

    Show marketing remark (442 chars)

    A cozy warm townhouse perfect for you and your love. Two bedrooms, one full bath, private patio area, 2 parking spaces. Everything you need in our community, community pool. community clubhouse, green park, and more! Near Las Vegas Blvd and UNLV, convenient location, easy to go everywhere. Friendly tenants occupy on a month-to-month basis. Guaranteed and stable rent with section 8 tenant in place, good for home buyer or property investor.

14. 2026-02-21
    historical

    Show marketing remark (442 chars)

    A cozy warm townhouse perfect for you and your love. Two bedrooms, one full bath, private patio area, 2 parking spaces. Everything you need in our community, community pool. community clubhouse, green park, and more! Near Las Vegas Blvd and UNLV, convenient location, easy to go everywhere. Friendly tenants occupy on a month-to-month basis. Guaranteed and stable rent with section 8 tenant in place, good for home buyer or property investor.

15. 2026-02-02
    price $170,008
16. 2026-01-21
    price $181,168
17. 2026-01-12
    listed $185,000 Active
18. 2025-12-24
    historical
19. 2025-11-22
    price $198,777
20. 2025-10-10
    listed $209,888 Active
21. 2025-09-29
    historical
22. 2025-08-17
    price $218,888
23. 2025-07-23
    price $199,688
24. 2025-06-27
    price $215,000
25. 2025-04-11
    price $224,888
26. 2025-03-21
    status Active
27. 2025-03-13
    historical
28. 2025-03-08
    listed $229,888 Active
29. 2025-03-07
    historical
30. 2025-02-07
    historical
31. 2025-01-13
    status Active
32. 2024-12-24
    historical
33. 2024-05-02
    listed $229,888 Active
34. 2024-04-30
    historical
35. 2024-01-24
    status Active
36. 2024-01-24
    price $218,888
37. 2024-01-10
    status Pending
38. 2023-10-13
    price $215,000
39. 2023-07-27
    listed $218,888 Active
40. 2023-02-14
    historical
41. 2023-02-08
    price $199,688
42. 2022-12-29
    price $199,888
43. 2022-11-19
    listed $206,888 Active
44. 2022-10-15
    historical
45. 2022-07-21
    price $206,888
46. 2022-06-16
    listed $199,988 Active
47. 2022-06-03
    soldstatus $129,698 Closed
48. 2022-06-03
    soldstatus $129,698
49. 2022-05-27
    status Pending
50. 2022-05-26
    status Active

ⓘ 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: $409 · $34/mo
• Projected year-2 tax: $996 · $83/mo
• Expected delta: +$588/yr (+$49/mo · 143.9%)

ⓘ 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 · 17 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: $23,728
• − Mortgage interest: −$9,460
• − Property taxes: −$409
• − Insurance: −$844
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − HOA: −$4,776
• − Depreciation: −$4,913
• Taxable loss: −$471
• Est. tax savings @ 24.0%: +$113
• After-tax cash flow: $2,201/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

+299.8% since first listed

52 events — show timeline

• 2026-02-21 Listing Removed — GLVAR
• 2026-02-21 Listed $179,888 GLVAR
• 2026-02-02 Price Changed $170,008 GLVAR
• 2026-01-21 Price Changed $181,168 GLVAR
• 2026-01-12 Listed $185,000 GLVAR
• 2025-12-24 Listing Removed — GLVAR
• 2025-11-22 Price Changed $198,777 GLVAR
• 2025-10-10 Listed $209,888 GLVAR
• 2025-09-29 Listing Removed — GLVAR
• 2025-08-17 Price Changed $218,888 GLVAR
• 2025-07-23 Price Changed $199,688 GLVAR
• 2025-06-27 Price Changed $215,000 GLVAR
• 2025-04-11 Price Changed $224,888 GLVAR
• 2025-03-21 Relisted — GLVAR
• 2025-03-13 Listing Removed — GLVAR
• 2025-03-08 Listed $229,888 GLVAR
• 2025-03-07 Coming Soon — GLVAR
• 2025-02-07 Listing Removed — GLVAR
• 2025-01-13 Relisted — GLVAR
• 2024-12-24 Listing Removed — GLVAR
• 2024-05-02 Listed $229,888 GLVAR
• 2024-04-30 Listing Removed — GLVAR
• 2024-01-24 Relisted — GLVAR
• 2024-01-24 Price Changed $218,888 GLVAR
• 2024-01-10 Pending — GLVAR
• 2023-10-13 Price Changed $215,000 GLVAR
• 2023-07-27 Listed $218,888 GLVAR
• 2023-02-14 Listing Removed — GLVAR
• 2023-02-08 Price Changed $199,688 GLVAR
• 2022-12-29 Price Changed $199,888 GLVAR
• 2022-11-19 Listed $206,888 GLVAR
• 2022-10-15 Listing Removed — GLVAR
• 2022-07-21 Price Changed $206,888 GLVAR
• 2022-06-16 Listed $199,988 GLVAR
• 2022-06-03 Sold (Public Records) $129,698 Public Records
• 2022-06-03 Sold (MLS) $129,698 GLVAR
• 2022-05-27 Pending — GLVAR
• 2022-05-26 Relisted — GLVAR
• 2022-05-26 Pending — GLVAR
• 2022-05-20 Relisted — GLVAR
• 2022-05-11 Pending — GLVAR
• 2022-05-04 Listed $129,000 GLVAR
• 2021-07-27 Sold (Public Records) $102,500 Public Records
• 2021-07-26 Sold (MLS) $92,500 GLVAR
• 2021-07-19 Pending — GLVAR
• 2021-07-13 Relisted — GLVAR
• 2021-06-15 Pending — GLVAR
• 2021-06-15 Listing Removed — GLVAR
• 2021-06-12 Listed $130,000 GLVAR
• 2000-06-14 Sold (Public Records) $140,264 Public Records
• 1996-10-28 Sold (Public Records) $45,000 Public Records
• 1992-02-20 Sold (Public Records) $45,000 Public Records

Property tax history

-2.7%/yr

Latest (2025): $409 · +7.3% YoY. Source: county tax records.