Palmella Plan · Las Vegas, NV 89110

$126,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 30 Days on market

Manufactured home 55+ age-restricted Good condition

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Why this score? — see what drove the F 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 +8.8/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.9/5.0
• 1% rule +2.5/10.0
• DSCR +2.5/10.0
• Appreciation +2.5/10.0
• Schools +1.2/10.0
• Manufactured-home adj. -2.9

Listing remarks

55+ age qualified community. Move in ready!. What could be better than an apartment' Consider renting a home at Villa Borega, well-maintained, and professionally managed manufactured home community. At present, Villa Borega offers a model year 2025, 3-bedroom, 2-bathroom home with a total area of 1,344.00 square feet for $1,399.00 per month. Villa Borega is a gated, 55+ community that features resort-style amenities, including a swimming pool, spa, gym, library, billiards, and more. It is pet-friendly, complete with a dog park for your beloved pets. Numerous resident activities are available throughout the year.

Key facts

• Listed 29 days

🏗️ New construction. The $126,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $279,000.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $127k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-966 ($-12k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (4.1% below list).
• Recommended offer: $122k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 2.1% vs local median 3.1% in Las Vegas — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Earl Ira J Es (math 11% / reading 15%, grade F, #364 of 402 statewide, top 91%, 623 students, 100% FRL); Robison Dell H Ms (math 4% / reading 17%, grade F, #105 of 109 statewide, top 97%, 760 students, 100% FRL); Eldorado Hs (math 8% / reading 16%, grade F, #117 of 131 statewide, top 91%, 2,084 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 30% district-wide (-18 pts) — the specific schools serving this property underperform the Clark County School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 383 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $2k of loan paydown is wiped out by about $8k 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 30 days — a 2% lower offer ($125k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• 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 $121,728 (4.1% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.44% ✗
• Cap rate: 2.14%
• Cash-on-cash: -14.85%
• DSCR: 0.34
• GRM: 19.1

CMA / ARV

• ARV (median comp): $279,000
• List price: $126,900
• Delta: -52.37%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4539 Bingham Ave	0.59mi	3/2.0	1,378 (+2%)	1mo	$325,000	$236	68
2483 Silk Tree Mimosa St	1.46mi	3/2.5	1,356 (+1%)	1mo	$350,000	$258	61
3329 Drover Ave	1.31mi	4/2.0 (+1)	1,358 (+1%)	1mo	$300,000	$221	58
3609 Park Oliver Dr	1.05mi	3/2.0	1,236 (-8%)	1mo	$382,000	$309	51
3420 Taylor Ave	1.46mi	3/2.0	1,233 (-8%)	0mo	$320,000	$260	51
3717 Perliter Ave	1.33mi	2/2.0 (-1)	1,273 (-5%)	0mo	$345,000	$271	51
1501 Linnbaker Ln #202	0.44mi	2/2.0 (-1)	1,047 (-22%)	0mo	$189,000	$181	50
4029 Posse Ave	0.97mi	4/2.5 (+1)	1,479 (+10%)	0mo	$345,000	$233	41
3948 New Hope Way	0.82mi	3/2.0	1,152 (-14%)	0mo	$360,000	$313	41
3205 Mary Ann Ave	1.40mi	3/2.0	1,149 (-14%)	1mo	$385,000	$335	40
3623 Via Alamo Ave	1.23mi	3/2.5	1,108 (-18%)	1mo	$320,000	$289	37
4120 Courage Ct	0.77mi	4/2.0 (+1)	1,566 (+16%)	1mo	$320,000	$204	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -46.0%
• Equity multiple: -0.39×
• Total profit: $-108,222
• Equity at exit: $41,600

10-year hold

• IRR: -93.4%
• Equity multiple: -1.30×
• Total profit: $-179,335
• Equity at exit: $24,123

Cash invested: $78,120 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 19 active · 2 under contract
• Months of supply: 114.0 mo (1%/mo absorbed)
• Median asking: $124,500 ($97/sqft)
• Median days on market: 49 d
• This list price: 63% of active listings are priced below it
• ARV vs active asking: +113.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 89110

• Rents YoY: 1.8%
• Active inventory: 383
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,217 high
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-966

Break-even live

Break-even rent $2,441

Max offer price $139,152

Occupancy floor —

Sensitivity live

Price	-10% $-774	-5% $-870	+0% $-966	+5% $-1,063	+10% $-1,159
Rent	-10% $-1,063	-5% $-1,015	+0% $-966	+5% $-918	+10% $-870
Rate	-1.0pp $-826	-0.5pp $-895	base $-966	+0.5pp $-1,039	+1.0pp $-1,112

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: $69,750
• Closing costs: $8,370
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1111 N Lamb Blvd Spc 102 Las Vegas, NV	3.0	2.0	1344	$1,399	$1.04	76d	1	0.04mi
1111 N Lamb Blvd #209 Las Vegas, NV	3.0	2.0	1310	$1,399	$1.07	98d	1	0.04mi
1111 N Lamb Blvd Spc 188 Las Vegas, NV	3.0	2.0	1123	$1,349	$1.20	94d	1	0.04mi
1111 N Lamb Blvd #125 Las Vegas, NV	2.0	2.0	1076	$1,299	$1.21	113d	1	0.04mi
1111 N Lamb Blvd Spc 128 Las Vegas, NV	3.0	2.0	1344	$1,399	$1.04	10d	1	0.10mi
1412 Autumn Glen Cir Las Vegas, NV	3.0	2.0	1480	$1,750	$1.18	10d	1	0.15mi
1412 Autumn Glen Cir Las Vegas, NV	3.0	2.0	1480	$1,750	$1.18	7d	1	0.15mi
899 Slumpstone Way Las Vegas, NV	2.0	1.5	1102	$1,400	$1.27	42d	1	0.16mi
894 Rhinegold Way Las Vegas, NV	2.0	1.5	1116	$1,235	$1.11	82d	1	0.17mi
882 Ripple Way Las Vegas, NV	2.0	1.5	1116	$1,499	$1.34	119d	1	0.17mi
870 Flagstone Way Las Vegas, NV	2.0	1.5	1102	$1,450	$1.32	119d	1	0.19mi
1401 N Lamb Blvd Las Vegas, NV	2.0–3.0	2.0	1018	$1,767	$1.74	0d	14	0.20mi
859 Rhinegold Way Las Vegas, NV	2.0	1.5	1102	$1,300	$1.18	10d	1	0.21mi
1492 N Lamb Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	861	$1,649	$1.91	0d	11	0.29mi
825 Hyattsville St Las Vegas, NV	3.0	2.0	1080	$1,695	$1.57	10d	1	0.37mi
4302 Lynnann Dr Las Vegas, NV	2.0	1.5	952	$1,350	$1.42	139d	1	0.38mi
1400 Jamielinn Ln #104 Las Vegas, NV	3.0	2.0	1197	$1,600	$1.34	6d	1	0.41mi
1400 Jamielinn Ln #104 Las Vegas, NV	3.0	2.0	1197	$1,750	$1.46	67d	1	0.41mi
4156 Abrams Ave Las Vegas, NV	3.0	2.0	1005	$1,700	$1.69	139d	1	0.42mi
1440 Jamielinn Ln #102 Las Vegas, NV	2.0	2.0	1047	$1,150	$1.10	100d	1	0.42mi
1420 Jamielinn Ln #101 Las Vegas, NV	2.0	2.0	1081	$1,150	$1.06	10d	1	0.42mi
1521 Linnbaker Ln #203 Las Vegas, NV	3.0	2.0	1197	$1,740	$1.45	10d	1	0.43mi
1520 Jamielinn Ln Las Vegas, NV	2.0	2.0	1081	$695	$0.64	10d	1	0.47mi
4465 Halbert Ave Las Vegas, NV	3.0	2.0	1378	$1,450	$1.05	70d	1	0.47mi
1700 N Lamb Blvd Las Vegas, NV	2.0	2.0	989	$1,475	$1.49	5d	5	0.47mi
4105 Abrams Ave Las Vegas, NV	3.0	2.5	1400	$2,094	$1.50	139d	1	0.51mi
4537 Fireside Ln Las Vegas, NV	3.0	2.5	1665	$1,935	$1.16	42d	1	0.53mi
4760 E Van Buren Ave Las Vegas, NV	2.0	1.0	992	$1,800	$1.81	5d	1	0.54mi
634 Bald Hill Ct Las Vegas, NV	4.0	2.5	1497	$1,895	$1.27	63d	1	0.58mi
4139 Mark Twain Ct Las Vegas, NV	3.0	2.5	1308	$1,750	$1.34	82d	1	0.58mi
1400 Henry Ave Unit D Las Vegas, NV	2.0	1.0	898	$915	$1.02	139d	1	0.59mi
4125 Kemble Ct Las Vegas, NV	3.0	2.5	1308	$1,800	$1.38	40d	1	0.62mi
1615 Legato Falls St Las Vegas, NV	3.0	2.5	1400	$1,800	$1.29	10d	1	0.62mi
4375 Pittsfield St Las Vegas, NV	3.0	2.0	1137	$2,000	$1.76	64d	1	0.64mi
1754 Victor Hugo Ln Las Vegas, NV	3.0	2.5	1436	$1,700	$1.18	4d	1	0.65mi
3980 E Owens Ave Unit 206 Las Vegas, NV	2.0	2.0	880	$1,400	$1.59	139d	1	0.65mi
3980 E Owens Ave Unit 122 Las Vegas, NV	2.0	2.0	880	$1,450	$1.65	139d	1	0.65mi
4356 Pittsfield St Las Vegas, NV	4.0	2.5	1526	$2,200	$1.44	42d	1	0.66mi
4356 Pittsfield St Las Vegas, NV	4.0	2.5	1526	$2,250	$1.47	10d	1	0.66mi
4633 Solar Eclipse Dr Las Vegas, NV	3.0	2.5	1370	$1,900	$1.39	42d	1	0.67mi

Property features AI

Finance

• Other: Virtual tour available
• Financial info: List price $130,900

Exterior

• Home design: New construction plan named PalmellaSingle-family plan (Plan inventory type)
• Construction: Built as part of 2026 offerings (listing last updated 2026)
• Exterior features: Located on N Lamb Blvd (address: 1111 N Lamb Blvd, Las Vegas NV 89110)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area of 1344 (living area provided)

Listing history 50 events

1. 2026-09-24
   days on market $126,900 Active 30 DOM
2. 2026-09-23
   days on market $126,900 Active 29 DOM
3. 2026-09-22
   pricedays on marketlisting id $126,900 Active 28 DOM
4. 2026-08-30
   days on market $132,900 Active 48 DOM
5. 2026-08-29
   days on market $132,900 Active 47 DOM
6. 2026-08-28
   days on market $132,900 Active 46 DOM
7. 2026-08-25
   days on market $132,900 Active 43 DOM
8. 2026-08-24
   days on market $132,900 Active 42 DOM
9. 2026-08-23
   days on market $132,900 Active 41 DOM
10. 2026-08-22
    days on market $132,900 Active 40 DOM
11. 2026-08-21
    days on market $132,900 Active 39 DOM
12. 2026-08-20
    pricedays on marketlisting id $132,900 Active 38 DOM
13. 2026-08-19
    days on market $130,900 Active 5 DOM
14. 2026-08-18
    days on market $130,900 Active 4 DOM
15. 2026-08-17
    days on market $130,900 Active 3 DOM
16. 2026-08-16
    days on market $130,900 Active 2 DOM
17. 2026-08-15
    remarks 699-char remark
18. 2026-08-15
    pricedays on marketlisting id $130,900 Active 1 DOM
19. 2026-08-14
    days on market $132,900 Active 32 DOM
20. 2026-08-13
    days on market $132,900 Active 31 DOM
21. 2026-08-12
    days on market $132,900 Active 30 DOM
22. 2026-08-11
    days on market $132,900 Active 29 DOM
23. 2026-08-10
    days on market $132,900 Active 28 DOM
24. 2026-08-09
    days on market $132,900 Active 27 DOM
25. 2026-08-07
    days on market $132,900 Active 25 DOM
26. 2026-08-06
    days on market $132,900 Active 24 DOM
27. 2026-08-05
    days on market $132,900 Active 23 DOM
28. 2026-08-04
    days on market $132,900 Active 22 DOM
29. 2026-08-03
    days on market $132,900 Active 21 DOM
30. 2026-07-31
    days on market $132,900 Active 18 DOM
31. 2026-07-30
    days on market $132,900 Active 17 DOM
32. 2026-07-30
    days on market $132,900 Active 16 DOM
33. 2026-07-28
    days on market $132,900 Active 15 DOM
34. 2026-07-26
    days on market $132,900 Active 13 DOM
35. 2026-07-24
    days on market $132,900 Active 11 DOM
36. 2026-07-23
    days on market $132,900 Active 10 DOM
37. 2026-07-22
    days on market $132,900 Active 9 DOM
38. 2026-07-21
    days on market $132,900 Active 8 DOM
39. 2026-07-20
    days on market $132,900 Active 7 DOM
40. 2026-07-18
    days on market $132,900 Active 4 DOM
41. 2026-07-16
    days on market $132,900 Active 3 DOM
42. 2026-07-14
    pricedays on marketlisting id $132,900 Active 1 DOM
43. 2026-06-16
    days on market $143,000 Active 13 DOM
44. 2026-06-15
    days on market $143,000 Active 12 DOM
45. 2026-06-13
    days on market $143,000 Active 10 DOM
46. 2026-06-09
    days on market $143,000 Active 6 DOM
47. 2026-06-08
    days on market $143,000 Active 5 DOM
48. 2026-06-08
    days on market $143,000 Active 4 DOM
49. 2026-06-03
    pricedays on marketlisting id $143,000 Active 1 DOM
50. 2026-06-02
    days on market $130,900 Active 26 DOM

ⓘ 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

• 🌡 Heat 8/10 Severe
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,607
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$8,116
• Taxable loss: −$17,055
• Est. tax savings @ 24.0%: +$4,093
• After-tax cash flow: $-7,504/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $6,720–$20,160 screening

This 3-bedroom, 2-bathroom manufactured home in a 55+ community is in good condition with modern amenities and a well-maintained exterior. It is ready for immediate occupancy and could benefit from some landscaping and painting to further enhance its appeal.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior and interior — Fresh paint can make the home look newer and more appealing to potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 12/100

Zoned Schools

Elementary Earl Ira J Es F NV #364/402 Nat'l #37,536/41,679 Middle Robison Dell H Ms F NV #105/109 Nat'l #13,275/14,009 High Eldorado Hs F NV #117/131 Nat'l #15,857/17,239

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

A Composite livability gradescore 80/100

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 · 2,504,101 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: 19% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in NV)

Industry	F500 HQs	Revenue
▸Hotels / Casinos	3	$36B

Property features AI

Finance

• Other: Virtual tour available
• Financial info: List price $130,900

Exterior

• Home design: New construction plan named PalmellaSingle-family plan (Plan inventory type)
• Construction: Built as part of 2026 offerings (listing last updated 2026)
• Exterior features: Located on N Lamb Blvd (address: 1111 N Lamb Blvd, Las Vegas NV 89110)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area of 1344 (living area provided)