4600 University Center Dr #235 · Paradise, NV 89119

$120,000

1 bd · 1.0 ba · 416 sqft · Condo public records · 67 Days on market

Built 1977 $199/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 +14.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• DSCR +4.4/10.0
• 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

Prime location!. .. Cozy condo, move-in ready!. .. 2nd floor studio/1BR. .. vinyl flooring. .. includes all appliances. .. community pool, laundry facility, assigned parking. .. Walk to UNLV, minutes to Strip, airport, shopping, dining, freeway!. .. Great investment!

Key facts

• Community pool
• Walk to unlv
• Laundry facility

Tags

• PRIME LOCATION
• COMMUNITY POOL
• LAUNDRY FACILITY
• ASSIGNED PARKING
• WALK TO UNLV

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $25 ($303/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (1.9% below list).
• Recommended offer: $113k (6.0% 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+, 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.
• Zoned schools: Paradise Prof Dev Es (math 12% / reading 22%, grade F, #311 of 402 statewide, top 82%, 476 students, 100% FRL); Orr William E Ms (math 5% / reading 18%, grade F, #103 of 109 statewide, top 95%, 815 students, 100% FRL); Del Sol Academy of Performing Arts Hs (math 10% / reading 33%, grade F, #91 of 131 statewide, top 70%, 2,511 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 17% at this address vs 30% district-wide (-13 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 soft (-1.8%/yr); 200 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• This rent runs 30% of the median local income ($47k/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 $830 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 67 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 8.5

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: -18.5%
• Equity multiple: 0.37×
• Total profit: $-21,221
• Equity at exit: $17,892

10-year hold

• IRR: -19.3%
• Equity multiple: 0.12×
• Total profit: $-29,477
• Equity at exit: $10,375

Cash invested: $33,600 (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: 200
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,177 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$26 /mo · $317/yr
• Insurance: −$50
• HOA: −$199
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $25

Break-even live

Break-even rent $1,145

Max offer price $120,000

Occupancy floor 93%

Sensitivity live

Price	-10% $93	-5% $59	+0% $25	+5% $-9	+10% $-43
Rent	-10% $-68	-5% $-21	+0% $25	+5% $72	+10% $118
Rate	-1.0pp $86	-0.5pp $56	base $25	+0.5pp $-6	+1.0pp $-37

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4700 S Maryland Pkwy Las Vegas, NV	1.0	1.0	409	$1,382	$3.37	45d	48	0.59mi

HOA detail condo

• Monthly dues: $199 · $2,388/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   days on market $120,000 Active 67 DOM
2. 2026-06-18
   days on market $120,000 Active 64 DOM
3. 2026-06-17
   days on market $120,000 Active 63 DOM
4. 2026-06-16
   days on market $120,000 Active 62 DOM
5. 2026-06-15
   days on market $120,000 Active 61 DOM
6. 2026-06-13
   days on market $120,000 Active 59 DOM
7. 2026-06-09
   days on market $120,000 Active 55 DOM
8. 2026-06-08
   days on market $120,000 Active 54 DOM
9. 2026-06-07
   days on market $120,000 Active 53 DOM
10. 2026-06-03
    days on market $120,000 Active 49 DOM
11. 2026-06-02
    days on market $120,000 Active 48 DOM
12. 2026-06-01
    days on market $120,000 Active 47 DOM
13. 2026-05-31
    days on market $120,000 Active 46 DOM
14. 2026-04-15
    listed $120,000 Active 267-char remark

    Show marketing remark (267 chars)

    Prime location!. .. Cozy condo, move-in ready!. .. 2nd floor studio/1BR. .. vinyl flooring. .. includes all appliances. .. community pool, laundry facility, assigned parking. .. Walk to UNLV, minutes to Strip, airport, shopping, dining, freeway!. .. Great investment!

15. 2026-04-14
    historical $855
16. 2026-04-09
    historical $855
17. 2026-03-17
    listed $855
18. 2026-03-17
    listed $855
19. 2025-10-10
    historical $700
20. 2025-10-02
    historical $700
21. 2025-09-30
    historical $700
22. 2025-09-18
    price $700
23. 2025-09-18
    listed $700
24. 2025-09-08
    listed $800
25. 2025-09-08
    historical $800
26. 2025-09-03
    price $800
27. 2025-09-03
    price $800
28. 2025-08-19
    price $850
29. 2025-08-19
    listed $850
30. 2025-07-29
    historical $900
31. 2025-06-21
    listed $900
32. 2025-06-21
    historical $900
33. 2025-06-19
    listed $900
34. 2025-06-18
    listed $900
35. 2025-06-09
    historical
36. 2025-04-04
    listed $125,000 Active
37. 2025-02-16
    historical $900
38. 2025-02-14
    historical $900
39. 2025-02-04
    listed $900
40. 2025-02-04
    listed $900
41. 2024-10-29
    soldstatus $110,000 Closed
42. 2024-10-29
    soldstatus $110,000
43. 2024-10-09
    historical Active Under Contract
44. 2024-09-05
    listed $115,000 Active
45. 2024-09-05
    historical $115,000
46. 2021-12-23
    soldstatus $77,000
47. 2017-03-30
    soldstatus $49,000
48. 2016-12-15
    soldstatus $20,000
49. 2006-08-16
    soldstatus $76,000
50. 2004-12-29
    soldstatus $37,000

ⓘ 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: $317 · $26/mo
• Projected year-2 tax: $708 · $59/mo
• Expected delta: +$391/yr (+$33/mo · 123.4%)

ⓘ 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: $14,126
• − Mortgage interest: −$6,722
• − Property taxes: −$317
• − Insurance: −$600
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − HOA: −$2,388
• − Depreciation: −$3,491
• Taxable loss: −$1,652
• Est. tax savings @ 24.0%: +$396
• After-tax cash flow: $700/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

+300.0% since first listed

41 events — show timeline

• 2026-04-15 Listed $120,000 GLVAR
• 2026-04-14 Rental Removed $855 GLVAR
• 2026-04-09 Rental Removed $855 APPFOLIO
• 2026-03-17 Listed for Rent $855 APPFOLIO
• 2026-03-17 Listed for Rent $855 GLVAR
• 2025-10-10 Rental Removed $700 TURBOTENANT
• 2025-10-02 Rental Removed $700 APPFOLIO
• 2025-09-30 Rental Removed $700 GLVAR
• 2025-09-18 Price Changed $700 GLVAR
• 2025-09-18 Listed for Rent $700 APPFOLIO
• 2025-09-08 Listed for Rent $800 TURBOTENANT
• 2025-09-08 Rental Removed $800 APPFOLIO
• 2025-09-03 Price Changed $800 GLVAR
• 2025-09-03 Price Changed $800 APPFOLIO
• 2025-08-19 Price Changed $850 APPFOLIO
• 2025-08-19 Listed for Rent $850 GLVAR
• 2025-07-29 Rental Removed $900 GLVAR
• 2025-06-21 Listed for Rent $900 APPFOLIO
• 2025-06-21 Rental Removed $900 TURBOTENANT
• 2025-06-19 Listed for Rent $900 TURBOTENANT
• 2025-06-18 Listed for Rent $900 GLVAR
• 2025-06-09 Listing Removed — GLVAR
• 2025-04-04 Listed $125,000 GLVAR
• 2025-02-16 Rental Removed $900 APPFOLIO
• 2025-02-14 Rental Removed $900 GLVAR
• 2025-02-04 Listed for Rent $900 APPFOLIO
• 2025-02-04 Listed for Rent $900 GLVAR
• 2024-10-29 Sold (Public Records) $110,000 Public Records
• 2024-10-29 Sold (MLS) $110,000 GLVAR
• 2024-10-09 Contingent — GLVAR
• 2024-09-05 Listed $115,000 GLVAR
• 2024-09-05 Coming Soon $115,000 GLVAR
• 2021-12-23 Sold (Public Records) $77,000 Public Records
• 2017-03-30 Sold (Public Records) $49,000 Public Records
• 2016-12-15 Sold (Public Records) $20,000 Public Records
• 2006-08-16 Sold (Public Records) $76,000 Public Records
• 2004-12-29 Sold (Public Records) $37,000 Public Records
• 2000-07-31 Sold (Public Records) $28,000 Public Records
• 1999-05-21 Sold (Public Records) $25,000 Public Records
• 1994-05-04 Sold (Public Records) $25,000 Public Records
• 1990-05-03 Sold (Public Records) $30,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $317 · +7.1% YoY. Source: county tax records.