3751 S Nellis Blvd #307 · Paradise, NV 89121

$89,900

3 bd · 2.0 ba · 1,232 sqft · Manufactured · 37 Days on market

Built 2026 Good condition

---

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 +4.0/5.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Amazing Value!! Don't Miss Out!!

Key facts

• Built 2026
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $623 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (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 (-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 34% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.75% ✓
• Cap rate: 14.62%
• Cash-on-cash: 29.72%
• DSCR: 2.32
• GRM: 4.8

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: 20.8%
• Equity multiple: 1.82×
• Total profit: $20,549
• Equity at exit: $13,404

10-year hold

• IRR: 26.9%
• Equity multiple: 3.04×
• Total profit: $51,278
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,576 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $623

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 55%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3850 Mountain Vista St Las Vegas, NV	1.0–3.0	1.0–2.0	802	$1,406	$1.75	14d	9	0.33mi
3800 S Nellis Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	943	$1,620	$1.72	1d	16	0.34mi
5051 Sitka Ln Las Vegas, NV	3.0	2.0	1265	$1,225	$0.97	43d	1	0.43mi
5101 E Twain Ave Las Vegas, NV	1.0–2.0	1.0–2.0	780	$1,150	$1.47	43d	4	0.45mi
4455 E Twain Ave Las Vegas, NV	1.0–3.0	1.0–2.0	871	$1,352	$1.55	4d	9	0.47mi
3956 Clear View Dr Las Vegas, NV	3.0	2.0	1306	$2,600	$1.99	17d	1	0.48mi
3481 Cape Cod Dr Las Vegas, NV	2.0	2.0	840	$1,300	$1.55	2d	1	0.63mi
4014 Great Plains Way Las Vegas, NV	2.0	1.5	1152	$1,548	$1.34	4d	1	0.63mi
4264 White Sands Ave Las Vegas, NV	4.0	2.0	1392	$1,650	$1.19	11d	1	0.70mi
4952 E Harmon Ave Las Vegas, NV	2.0	1.0	800	$1,900	$2.38	23d	1	0.73mi
5421 E Harmon Ave Las Vegas, NV	1.0–2.0	1.0–2.0	523	$1,195	$2.28	1d	17	1.02mi
3400 Cabana Dr Las Vegas, NV	2.0–3.0	2.0	1124	$1,350	$1.20	21d	2	1.11mi
3400 Cabana Dr #2019 Las Vegas, NV	2.0	2.0	1053	$1,350	$1.28	14d	1	1.11mi
3037 Aloha Ave Las Vegas, NV	3.0	2.0	1270	$1,800	$1.42	4d	1	1.13mi
3055 S Nellis Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	983	$1,432	$1.46	1d	41	1.14mi
3021 Aloha Ave Las Vegas, NV	3.0	2.0	1270	$1,800	$1.42	3d	1	1.15mi
4379 Hilldale Ave Las Vegas, NV	2.0	1.0	954	$1,485	$1.56	7d	1	1.15mi
4800 E Tropicana Ave Las Vegas, NV	1.0–2.0	1.0–2.0	976	$1,495	$1.53	23d	5	1.18mi
4800 E Tropicana Ave Las Vegas, NV	1.0–2.0	1.0–2.0	976	$1,495	$1.53	1d	31	1.18mi
5465 E Jackpot Winner Ln Las Vegas, NV	2.0	2.0	1069	$1,395	$1.30	23d	1	1.23mi
5465 Jackpot Winner Ln #101 Las Vegas, NV	2.0	2.0	1069	$1,440	$1.35	23d	1	1.23mi
3950 S Sandhill Rd #121 Las Vegas, NV	2.0	2.5	1172	$1,599	$1.36	4d	1	1.27mi
3950 S Sandhill Rd #121 Las Vegas, NV	2.0	2.5	1172	$1,599	$1.36	23d	1	1.27mi
3950 S Sandhill Rd #121 Las Vegas, NV	2.0	2.5	1172	$1,599	$1.36	43d	1	1.27mi
4663 Color Up Ct #102 Las Vegas, NV	2.0	2.5	1170	$1,600	$1.37	23d	1	1.27mi
3012 S Mountain Vista St Unit MV Condo Las Vegas, NV	2.0	1.0	828	$945	$1.14	43d	1	1.28mi
4316 E Tropicana Ave Las Vegas, NV	1.0–2.0	1.0–2.0	777	$1,425	$1.83	1d	3	1.28mi
4855 E Vegas Valley Dr Las Vegas, NV	1.0–3.0	1.0–2.0	949	$1,579	$1.66	1d	15	1.29mi
7885 W Flamingo Rd Las Vegas, NV	2.0	2.0	934	$1,395	$1.49	23d	1	1.31mi
7885 W Flamingo Rd Las Vegas, NV	3.0	2.0	1134	$1,795	$1.58	17d	1	1.31mi
3913 Oakhill Ave Las Vegas, NV	3.0	2.0	1300	$2,100	$1.62	43d	1	1.33mi
4653 Mill Valley Dr Las Vegas, NV	2.0	1.5	880	$1,595	$1.81	43d	1	1.33mi
4653 Mill Valley Dr Las Vegas, NV	2.0	1.5	880	$1,450	$1.65	7d	1	1.33mi
4751 Terra Linda Ave Las Vegas, NV	3.0	1.0	1008	$1,410	$1.40	14d	1	1.34mi
4703 Mill Valley Dr Las Vegas, NV	3.0	1.5	1010	$1,545	$1.53	44d	1	1.34mi
5514 Big Red Ct #101 Las Vegas, NV	2.0	2.0	1218	$1,495	$1.23	23d	1	1.36mi
4621 Mill Valley Dr Las Vegas, NV	3.0	1.5	1010	$1,450	$1.44	43d	1	1.37mi
4640 Vegas Valley Dr Las Vegas, NV	1.0–2.0	1.0–2.0	853	$1,340	$1.57	43d	1	1.38mi
2977 Juniper Hills Blvd #104 Las Vegas, NV	2.0	2.0	896	$1,050	$1.17	7d	1	1.38mi
2975 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,000	$1.13	43d	1	1.38mi

Listing history 7 events

1. 2026-06-03
   days on market $89,900 Active 37 DOM
2. 2026-06-02
   days on market $89,900 Active 36 DOM
3. 2026-06-01
   days on market $89,900 Active 35 DOM
4. 2026-05-31
   days on market $89,900 Active 34 DOM
5. 2026-05-02
   status Active 32-char remark
6. 2026-05-02
   historical 32-char remark
7. 2026-04-26
   listed $89,900 Active 32-char remark

ⓘ 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 7 d/yr ≥108°F today · 16 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: $18,908
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$2,615
• Taxable income: $6,433
• Est. tax owed @ 24.0%: −$1,544
• After-tax cash flow: $5,938/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 · 3 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with a well-maintained exterior and interior. Minor updates such as painting and landscaping can significantly enhance its value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both New flooring in high-traffic areas — New flooring can improve the home's appearance and reduce maintenance costs.
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, attracting more buyers/renters.
• Both Adding smart home features — Smart home features can increase the home's appeal and marketability, especially for younger buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both New flooring in high-traffic areas — New flooring can improve the home's appearance and reduce maintenance costs. ↑
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, attracting more buyers/renters. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and marketability, especially for younger buyers/renters. ↑

ⓘ 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 — 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): 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