2627 S Lamb Blvd #282 · Sunrise Manor, NV 89121

$73,900

2 bd · 2.0 ba · 960 sqft · Manufactured · 229 Days on market

Built 2024 Good condition

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Call to schedule a tour today! Searching for a superb 2-bedroom, 2-bathroom residence in Las Vegas? Look no further! This recently constructed beauty offers all the comforts you desire, including a dedicated laundry room, central air conditioning, and open floor plan The master bedroom boasts a spacious walk-in closet and an ensuite bathroom, providing a serene retreat within your own home. The heart of the house, the kitchen, features a generously sized island, perfect for meal prep or casual dining. Enjoy the sleekness of the stainless-steel appliances, adding a touch of contemporary elegance to the space. Step outside to discover a lovely yard, offering opportunities for outdoor enjoyment and relaxation. Whether you're a first-time homebuyer, an investor, or simply seeking a cozy sanctuary, this property has something for everyone. * Photographs may be digitally staged for illustrative purposes. Actual property may differ. Prospective residents should verify all information to their own satisfaction. Contact listing agent for clarification or viewing arrangements. *

Key facts

• Brand new home
• Lovely yard
• Built 2024

Tags

• BRAND NEW HOME
• CENTRAL AIR CONDITIONING
• SPACIOUS WALK-IN CLOSET
• GENEROUSLY SIZED ISLAND
• LOVELY YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $74k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $611 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.

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, schools F, crime 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 soft (-0.1%/yr); 405 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• This rent runs 31% of the median local income ($56k/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 $511 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 4328% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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?
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 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: 1.92% ✓
• Cap rate: 16.22%
• Cash-on-cash: 35.45%
• DSCR: 2.58
• GRM: 4.3

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: 27.6%
• Equity multiple: 2.10×
• Total profit: $22,822
• Equity at exit: $11,019

10-year hold

• IRR: 33.3%
• Equity multiple: 3.61×
• Total profit: $54,012
• Equity at exit: $6,390

Cash invested: $20,692 (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 89121

• Rents YoY: -0.1%
• Active inventory: 405
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$388
• Tax est. 1.5%: −$92 /mo · $1,108/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $611

Break-even live

Break-even rent $646

Max offer price $73,900

Occupancy floor 52%

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: $18,475
• Closing costs: $2,217
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2627 S Lamb Blvd #233 Las Vegas, NV	2.0	1.0	896	$1,669	$1.86	43d	1	0.10mi
2627 S Lamb Blvd #81 Las Vegas, NV	2.0	2.0	1056	$1,939	$1.84	43d	1	0.10mi
3655 E Sahara Ave Las Vegas, NV	1.0–2.0	1.0	775	$1,260	$1.63	23d	10	0.46mi
111 Greenbriar Townhouse Way Las Vegas, NV	1.0	1.0	660	$1,295	$1.96	20d	1	0.57mi
4450 Karen Ave Las Vegas, NV	2.0	2.0	975	$1,432	$1.47	7d	11	0.66mi
3210 S Sandhill Rd Las Vegas, NV	1.0–2.0	1.0–1.5	661	$1,391	$2.10	1d	12	0.72mi
3601 E Wyoming Ave Unit 236 Las Vegas, NV	2.0	2.0	924	$1,399	$1.51	11d	1	0.76mi
3601 E Wyoming Ave Spc 527 Las Vegas, NV	2.0	1.0	832	$1,679	$2.02	43d	1	0.76mi
4550 Karen Ave Las Vegas, NV	2.0–3.0	1.0–2.0	988	$1,215	$1.23	14d	11	0.76mi
2773 Sidewinder Ln Unit B Las Vegas, NV	2.0	2.0	918	$1,000	$1.09	17d	1	0.77mi
2883 Wheelwright Dr Unit 1 Las Vegas, NV	2.0	2.0	918	$1,195	$1.30	7d	1	0.79mi
3601 E Wyoming Ave Unit 46 Las Vegas, NV	2.0	2.0	960	$1,749	$1.82	43d	1	0.79mi
3601 E Wyoming Ave Unit 411 Las Vegas, NV	2.0	2.0	896	$1,729	$1.93	43d	1	0.79mi
4555 E Sahara Ave Las Vegas, NV	2.0	2.0	1073	$1,188	$1.11	23d	3	0.80mi
4555 E Sahara Ave Las Vegas, NV	2.0	2.0	1073	$1,175	$1.10	43d	4	0.80mi
4379 Hilldale Ave Las Vegas, NV	2.0	1.0	954	$1,485	$1.56	7d	1	0.81mi
2771 S Mountain Vista St Unit B Las Vegas, NV	2.0	2.0	900	$1,099	$1.22	21d	1	0.82mi
4570 Carriage Park Dr Unit B Las Vegas, NV	2.0	2.0	918	$1,395	$1.52	17d	1	0.82mi
4591 Macher Way Unit D Las Vegas, NV	2.0	2.0	918	$1,100	$1.20	43d	1	0.83mi
4555 E Sahara Ave #284 Las Vegas, NV	2.0	2.0	1073	$1,250	$1.16	7d	1	0.84mi
4648 Krissylouise Way Las Vegas, NV	2.0	1.0	792	$1,240	$1.57	16d	1	0.89mi
3356 Sylvia St Las Vegas, NV	2.0	1.0	731	$1,255	$1.72	23d	1	0.91mi
3356 Sylvia St Las Vegas, NV	2.0	1.0	731	$1,225	$1.68	3d	1	0.91mi
3012 S Mountain Vista St Unit MV Condo Las Vegas, NV	2.0	1.0	828	$945	$1.14	43d	1	0.91mi
4640 Vegas Valley Dr Las Vegas, NV	1.0–2.0	1.0–2.0	853	$1,340	$1.57	43d	1	0.91mi
2687 Aarondavid Dr Unit C Las Vegas, NV	2.0	1.0	774	$1,050	$1.36	4d	1	0.92mi
2687 Aarondavid Dr Unit C Las Vegas, NV	2.0	1.0	774	$1,050	$1.36	7d	1	0.92mi
2686 Aarondavid Dr Unit C Las Vegas, NV	2.0	1.0	778	$1,100	$1.41	4d	1	0.94mi
2686 Aarondavid Dr Unit C Las Vegas, NV	2.0	1.0	778	$1,050	$1.35	20d	1	0.94mi
2704 Aarondavid Dr Unit C Las Vegas, NV	2.0	1.0	778	$1,075	$1.38	17d	1	0.94mi
2704 Aarondavid Dr Las Vegas, NV	2.0	1.0	778	$1,075	$1.38	16d	1	0.94mi
2686 Aarondavid Dr Unit B Las Vegas, NV	2.0	1.0	778	$1,150	$1.48	20d	1	0.94mi
2686 Aarondavid Dr Unit B Las Vegas, NV	2.0	1.0	778	$1,150	$1.48	21d	1	0.94mi
2704 Aarondavid Dr Unit A Las Vegas, NV	2.0	1.0	778	$1,075	$1.38	2d	1	0.94mi
2754 Aarondavid Dr Apt C Las Vegas, NV	2.0	1.0	778	$995	$1.28	12d	1	0.94mi
4701 E Sahara Ave Las Vegas, NV	1.0–2.0	1.0	878	$1,325	$1.51	2d	9	0.94mi
2674 Bryandouglas Dr Unit B Las Vegas, NV	2.0	1.0	778	$950	$1.22	23d	1	1.00mi
1755 Palm St Las Vegas, NV	1.0–2.0	1.0	775	$1,356	$1.75	2d	10	1.06mi
3135 S Mojave Rd Las Vegas, NV	1.0–2.0	1.0–2.0	855	$1,728	$2.02	2d	10	1.09mi
4801 E Sahara Ave Las Vegas, NV	1.0–3.0	1.0–2.0	870	$1,333	$1.53	4d	25	1.12mi

Listing history 18 events

1. 2026-06-18
   days on market $73,900 Active 229 DOM
2. 2026-06-17
   days on market $73,900 Active 228 DOM
3. 2026-06-16
   days on market $73,900 Active 227 DOM
4. 2026-06-15
   days on market $73,900 Active 226 DOM
5. 2026-06-13
   days on market $73,900 Active 224 DOM
6. 2026-06-09
   days on market $73,900 Active 220 DOM
7. 2026-06-08
   days on market $73,900 Active 219 DOM
8. 2026-06-08
   days on market $73,900 Active 218 DOM
9. 2026-06-03
   days on market $73,900 Active 214 DOM
10. 2026-06-02
    days on market $73,900 Active 213 DOM
11. 2026-06-01
    days on market $73,900 Active 212 DOM
12. 2026-05-31
    days on market $73,900 Active 211 DOM
13. 2026-02-20
    listed $1,669
14. 2026-02-19
    status Active 1086-char remark

    Show marketing remark (1086 chars)

    Call to schedule a tour today! Searching for a superb 2-bedroom, 2-bathroom residence in Las Vegas? Look no further! This recently constructed beauty offers all the comforts you desire, including a dedicated laundry room, central air conditioning, and open floor plan The master bedroom boasts a spacious walk-in closet and an ensuite bathroom, providing a serene retreat within your own home. The heart of the house, the kitchen, features a generously sized island, perfect for meal prep or casual dining. Enjoy the sleekness of the stainless-steel appliances, adding a touch of contemporary elegance to the space. Step outside to discover a lovely yard, offering opportunities for outdoor enjoyment and relaxation. Whether you're a first-time homebuyer, an investor, or simply seeking a cozy sanctuary, this property has something for everyone. * Photographs may be digitally staged for illustrative purposes. Actual property may differ. Prospective residents should verify all information to their own satisfaction. Contact listing agent for clarification or viewing arrangements. *

15. 2026-02-19
    price $73,900 1086-char remark

    Show marketing remark (1086 chars)

    Call to schedule a tour today! Searching for a superb 2-bedroom, 2-bathroom residence in Las Vegas? Look no further! This recently constructed beauty offers all the comforts you desire, including a dedicated laundry room, central air conditioning, and open floor plan The master bedroom boasts a spacious walk-in closet and an ensuite bathroom, providing a serene retreat within your own home. The heart of the house, the kitchen, features a generously sized island, perfect for meal prep or casual dining. Enjoy the sleekness of the stainless-steel appliances, adding a touch of contemporary elegance to the space. Step outside to discover a lovely yard, offering opportunities for outdoor enjoyment and relaxation. Whether you're a first-time homebuyer, an investor, or simply seeking a cozy sanctuary, this property has something for everyone. * Photographs may be digitally staged for illustrative purposes. Actual property may differ. Prospective residents should verify all information to their own satisfaction. Contact listing agent for clarification or viewing arrangements. *

16. 2025-01-28
    historical 1086-char remark

    Show marketing remark (1086 chars)

    Call to schedule a tour today! Searching for a superb 2-bedroom, 2-bathroom residence in Las Vegas? Look no further! This recently constructed beauty offers all the comforts you desire, including a dedicated laundry room, central air conditioning, and open floor plan The master bedroom boasts a spacious walk-in closet and an ensuite bathroom, providing a serene retreat within your own home. The heart of the house, the kitchen, features a generously sized island, perfect for meal prep or casual dining. Enjoy the sleekness of the stainless-steel appliances, adding a touch of contemporary elegance to the space. Step outside to discover a lovely yard, offering opportunities for outdoor enjoyment and relaxation. Whether you're a first-time homebuyer, an investor, or simply seeking a cozy sanctuary, this property has something for everyone. * Photographs may be digitally staged for illustrative purposes. Actual property may differ. Prospective residents should verify all information to their own satisfaction. Contact listing agent for clarification or viewing arrangements. *

17. 2024-10-11
    price $72,900 1086-char remark

    Show marketing remark (1086 chars)

    Call to schedule a tour today! Searching for a superb 2-bedroom, 2-bathroom residence in Las Vegas? Look no further! This recently constructed beauty offers all the comforts you desire, including a dedicated laundry room, central air conditioning, and open floor plan The master bedroom boasts a spacious walk-in closet and an ensuite bathroom, providing a serene retreat within your own home. The heart of the house, the kitchen, features a generously sized island, perfect for meal prep or casual dining. Enjoy the sleekness of the stainless-steel appliances, adding a touch of contemporary elegance to the space. Step outside to discover a lovely yard, offering opportunities for outdoor enjoyment and relaxation. Whether you're a first-time homebuyer, an investor, or simply seeking a cozy sanctuary, this property has something for everyone. * Photographs may be digitally staged for illustrative purposes. Actual property may differ. Prospective residents should verify all information to their own satisfaction. Contact listing agent for clarification or viewing arrangements. *

18. 2024-10-11
    listed $71,900 Active 1086-char remark

    Show marketing remark (1086 chars)

    Call to schedule a tour today! Searching for a superb 2-bedroom, 2-bathroom residence in Las Vegas? Look no further! This recently constructed beauty offers all the comforts you desire, including a dedicated laundry room, central air conditioning, and open floor plan The master bedroom boasts a spacious walk-in closet and an ensuite bathroom, providing a serene retreat within your own home. The heart of the house, the kitchen, features a generously sized island, perfect for meal prep or casual dining. Enjoy the sleekness of the stainless-steel appliances, adding a touch of contemporary elegance to the space. Step outside to discover a lovely yard, offering opportunities for outdoor enjoyment and relaxation. Whether you're a first-time homebuyer, an investor, or simply seeking a cozy sanctuary, this property has something for everyone. * Photographs may be digitally staged for illustrative purposes. Actual property may differ. Prospective residents should verify all information to their own satisfaction. Contact listing agent for clarification or viewing arrangements. *

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 14 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: $17,044
• − Mortgage interest: −$4,140
• − Property taxes: −$1,108
• − Insurance: −$370
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$2,150
• Taxable income: $6,550
• Est. tax owed @ 24.0%: −$1,572
• After-tax cash flow: $5,764/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This recently constructed manufactured home is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for both resale and rental value through cosmetic updates and improvements.

Value-add opportunities

• Both Paint the exterior siding — Fresh paint can enhance the curb appeal and increase both resale and rental value.
• Both Replace the front door — A new front door can improve the home's curb appeal and increase both resale and rental value.
• Both Install new flooring in the bathrooms — New flooring can improve the appearance and functionality of the bathrooms, increasing both resale and rental value.
• Both Upgrade the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's appeal and value.
• Both Add landscaping around the front entrance — Enhancing the landscaping can improve the home's curb appeal and increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Fresh paint can enhance the curb appeal and increase both resale and rental value. ↑
• Both Replace the front door — A new front door can improve the home's curb appeal and increase both resale and rental value. ↑
• Both Install new flooring in the bathrooms — New flooring can improve the appearance and functionality of the bathrooms, increasing both resale and rental value. ↑
• Both Upgrade the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's appeal and value. ↑
• Both Add landscaping around the front entrance — Enhancing the landscaping can improve the home's curb appeal and increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 68,406
• Household income: $55,758
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 4080.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 49% White 31% Two or more races 16% Black 11% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 30% Puerto Rican 1% Cuban 5%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 27% · Canada, Dominican Republic, Jamaica
• Languages at home: 57% English-only · Spanish 37% Tagalog/Filipino 2% 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: ▼ -241.85%
• Current HPI: 302.201
• 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

-97.7% since first listed

6 events — show timeline

• 2026-02-20 Listed for Rent $1,669 ZUMPER1
• 2026-02-19 Price Changed $73,900 Zillow
• 2026-02-19 Relisted — Zillow
• 2025-01-28 Delisted — Zillow
• 2024-10-11 Price Changed $72,900 Zillow
• 2024-10-11 Listed $71,900 Zillow