441 N Lamb Blvd Unit F · Las Vegas, NV 89110

$125,000

1 bd · 1.0 ba · 599 sqft · Townhouse public records · 56 Days on market

Built 1981 871 sqft lot $206/mo HOA · 17% 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 +13.1/30.0
• ARV discount +7.5/15.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Easy living meets functional design in this Single Story 1-Bed, 1-Bath Las Vegas Townhome. The open-concept layout features tile flooring throughout for low-maintenance appeal. The updated kitchen is equipped with granite countertops, pristine cabinetry, and stainless-steel sink, microwave, and dishwasher. Enjoy seamless indoor-outdoor living with direct access to a private, gated covered patio through the sliding glass doors in the expansive living room. A spacious primary suite is complete with a versatile bay window and a modern tiled Shower Enclosure. Ideally situated near the unit’s carport and community amenities right around the corner, including a pool, benches, and a court. Just moments away from everyday necessities, shopping, dining, and transportation. With a Practical Layout and a Convenient Location, This Home Offers a Perfect Blend of Comfort and Accessibility. Schedule a Showing Today!

Key facts

• Tile flooring
• Updated kitchen
• Granite countertops

Tags

• OPEN-CONCEPT LAYOUT
• TILE FLOORING
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• PRIVATE GATED COVERED PATIO
• SPACIOUS PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $-4 ($-53/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (5.3% below list).
• Recommended offer: $118k (5.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#2 in NV, #1,723 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: 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 rising (+1.8%/yr); 260 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 56 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $44k; list at $125k implies a 184% gain — meaningful room to come down on a strong offer.

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 $118,407 (5.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.15%
• DSCR: 0.99
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-21,909
• Equity at exit: $18,638

10-year hold

• IRR: -12.9%
• Equity multiple: 0.29×
• Total profit: $-24,929
• Equity at exit: $10,808

Cash invested: $35,000 (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 89110

• Rents YoY: 1.8%
• Active inventory: 260
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,184 high
• Mortgage (P&I): −$656
• Tax from tax record: −$26 /mo · $315/yr
• Insurance: −$52
• HOA: −$206
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-4

Break-even live

Break-even rent $1,190

Max offer price $124,217

Occupancy floor 95%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 N Lamb Blvd Las Vegas, NV	1.0	1.0	599	$1,500	$2.50	43d	1	0.03mi
429 N Lamb Blvd Las Vegas, NV	1.0	1.0	599	$1,500	$2.50	43d	1	0.05mi
457 N Lamb Blvd Unit B Las Vegas, NV	1.0	1.0	599	$1,000	$1.67	20d	1	0.06mi
405 N Lamb Blvd Las Vegas, NV	1.0	1.0	599	$1,000	$1.67	43d	1	0.11mi
4220 Stewart Ave Las Vegas, NV	1.0	1.0	550	$940	$1.71	43d	1	0.17mi
4521 E Bonanza Rd Las Vegas, NV	1.0–2.0	1.0–2.0	897	$1,144	$1.27	1d	14	0.45mi
4000 E Bonanza Rd Las Vegas, NV	1.0–2.0	1.0–2.0	850	$1,333	$1.57	3d	7	0.51mi
628 Triest Ct Apt D Las Vegas, NV	2.0	1.0	731	$950	$1.30	7d	1	0.52mi
4700 E Charleston Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	935	$950	$1.02	23d	15	0.82mi
3700 E Bonanza Rd Las Vegas, NV	1.0–2.0	1.0–2.0	850	$925	$1.09	1d	8	0.94mi
917 Bridgewater St Las Vegas, NV	2.0	1.0	749	$1,050	$1.40	43d	1	0.95mi
451 N Nellis Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	943	$1,201	$1.27	19d	13	1.00mi
1492 N Lamb Blvd Las Vegas, NV	1.0–2.0	1.0	739	$1,369	$1.85	1d	9	1.28mi
1001 N Pecos Rd Las Vegas, NV	1.0–3.0	1.0–2.0	875	$975	$1.11	3d	7	1.35mi
5250 Stewart Ave Las Vegas, NV	1.0–3.0	1.0–2.0	928	$1,020	$1.10	1d	51	1.36mi
346 Sturgeon Ln Las Vegas, NV	1.0–3.0	1.0–2.0	862	$1,050	$1.22	2d	13	1.37mi
3979 E Owens Ave Unit 115 Las Vegas, NV	1.0	1.0	600	$1,055	$1.76	17d	1	1.42mi
1175 S Mojave Rd Unit 3 Las Vegas, NV	1.0	1.0	385	$995	$2.58	23d	1	1.44mi
2908 E Poplar Ave Unit 3 Las Vegas, NV	2.0	2.0	750	$1,100	$1.47	43d	1	1.45mi
3980 E Owens Ave Unit 105 Las Vegas, NV	1.0	1.0	620	$1,200	$1.94	43d	1	1.46mi
3980 E Owens Ave Unit 109 Las Vegas, NV	1.0	1.0	620	$1,200	$1.94	43d	1	1.46mi
3980 E Owens Ave Unit 211 Las Vegas, NV	1.0	1.0	620	$1,200	$1.94	43d	1	1.46mi
118 S Mojave Rd Unit 6 Las Vegas, NV	1.0	1.0	429	$895	$2.09	23d	1	1.46mi
2900 Marlin Ave Unit B Las Vegas, NV	2.0	1.0	750	$1,175	$1.57	43d	1	1.49mi

HOA detail

• Monthly dues: $206 · $2,472/yr
• Likely covers: gaspoolsecurity

Listing history 17 events

1. 2026-06-18
   days on market $125,000 Active 56 DOM
2. 2026-06-17
   days on market $125,000 Active 55 DOM
3. 2026-06-16
   days on market $125,000 Active 54 DOM
4. 2026-06-15
   days on market $125,000 Active 53 DOM
5. 2026-06-13
   days on market $125,000 Active 51 DOM
6. 2026-06-09
   days on market $125,000 Active 47 DOM
7. 2026-06-08
   days on market $125,000 Active 46 DOM
8. 2026-06-07
   days on market $125,000 Active 45 DOM
9. 2026-06-03
   days on market $125,000 Active 41 DOM
10. 2026-06-02
    days on market $125,000 Active 40 DOM
11. 2026-06-01
    days on market $125,000 Active 39 DOM
12. 2026-05-31
    pricedays on market $125,000 Active 38 DOM
13. 2026-04-23
    listed $130,000 Active 920-char remark

    Show marketing remark (920 chars)

    Easy living meets functional design in this Single Story 1-Bed, 1-Bath Las Vegas Townhome. The open-concept layout features tile flooring throughout for low-maintenance appeal. The updated kitchen is equipped with granite countertops, pristine cabinetry, and stainless-steel sink, microwave, and dishwasher. Enjoy seamless indoor-outdoor living with direct access to a private, gated covered patio through the sliding glass doors in the expansive living room. A spacious primary suite is complete with a versatile bay window and a modern tiled Shower Enclosure. Ideally situated near the unit’s carport and community amenities right around the corner, including a pool, benches, and a court. Just moments away from everyday necessities, shopping, dining, and transportation. With a Practical Layout and a Convenient Location, This Home Offers a Perfect Blend of Comfort and Accessibility. Schedule a Showing Today!

14. 1991-08-08
    soldstatus $44,000
15. 1991-08-08
    soldstatus $44,000
16. 1985-10-02
    soldstatus $22,005
17. 1984-08-29
    soldstatus $43,221

ⓘ 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: $315 · $26/mo
• Projected year-2 tax: $738 · $61/mo
• Expected delta: +$422/yr (+$35/mo · 134.1%)

ⓘ 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 ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,209
• − Mortgage interest: −$7,002
• − Property taxes: −$315
• − Insurance: −$625
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − HOA: −$2,472
• − Depreciation: −$3,636
• Taxable loss: −$2,115
• Est. tax savings @ 24.0%: +$508
• After-tax cash flow: $454/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 — Las Vegas

• Score: 80/100
• State rank: #2
• US rank: #1723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Las Vegas, NV
• County: Clark County · 2,306,105 people
• City population: 1,643,591
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 69,107
• Household income: $61,001
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 3134.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 63% White 20% Two or more races 18% Black 8% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 52% Cuban 3%
• Common ancestry: Lithuanian 1% Italian 1% Romanian 1%
• Foreign-born: 31% · Canada
• Languages at home: 42% English-only · Spanish 53% 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: ▼ -165.11%
• Current HPI: 299.1815
• Rent YoY: ▲ 1.78%
• 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

+200.8% since first listed

5 events — show timeline

• 2026-04-23 Listed $130,000 GLVAR
• 1991-08-08 Sold (Public Records) $44,000 Public Records
• 1991-08-08 Sold (Public Records) $44,000 Public Records
• 1985-10-02 Sold (Public Records) $22,005 Public Records
• 1984-08-29 Sold (Public Records) $43,221 Public Records

Property tax history

-4.0%/yr

Latest (2025): $315 · -2.6% YoY. Source: county tax records.