5583 Tahoe Dr · Sunrise Manor, NV 89142

$220,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 12 Days on market

Built 2003 4,792 sqft lot $75/mo HOA · 4% 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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.3/10.0
• Rent growth +3.4/5.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Aggressively priced mobile home in Las Vegas, NV. 2-bedroom, 1.75-bath, 1620 square foot property built in 2003. Near schools, parks and shopping. Priced around $35/ft. Hurry, this will not last! Property has been repaired.

Key facts

• 4,792 sq ft lot
• Built 2003
• Listed 12 days

Property features AI

Finance

• Other: Lot is less than quarter acre
• Financial info: Lease amount listed at $1,600
• HOA & community: Homeowners association: Winterwood; HOA fee of $75 per month (includes association management)

Exterior

• Parking: Open parking
• Utilities: Public water; Public sewer; Above-ground utilities; No photovoltaics
• Home design: Single-family property; One story; Resale
• Construction: Flat roof; Resale construction status
• Exterior features: Front yard fencing; Pasture fencing; No additional exterior features listed; Faces east

Interior

• Kitchen: Electric cooktop; Electric range; Refrigerator
• Bedrooms: Two possible bedrooms; Bedroom 3: 13 x 12; Bedroom 2: 9 x 9; Primary bedroom with walk-in closet: 16 x 14
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Bathroom with double sink, separate shower and separate tub: 10 x 6
• Heating & cooling: Central heating (gas); Central electric cooling (central air)
• Interior features: Bedroom on main level; Primary bedroom downstairs; Unfurnished
• Laundry & utility: Washer; Dryer; Gas dryer hookup on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/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 $204k (7.5% below list).
• Recommended offer: $204k (7.5% below list) — sets the bar for 1% rule.

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 rising (+3.7%/yr); 117 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 ($71k/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 $2k of loan paydown is wiped out by about $7k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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.
• Current owner paid $46k; list at $220k implies a 373% 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 $203,570 (7.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.93% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.43%
• DSCR: 1.20
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.7% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-19,768
• Equity at exit: $32,803

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $7,234
• Equity at exit: $19,022

Cash invested: $61,600 (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 89142

• Home prices YoY: -16.7%
• Rents YoY: 3.7%
• Active inventory: 117
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,036 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$92
• HOA: −$75
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $228

Break-even live

Break-even rent $1,748

Max offer price $220,000

Occupancy floor 84%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2789 Canonero St Las Vegas, NV	2.0	2.5	1395	$3,000	$2.15	44d	1	0.19mi
2847 Mammoth Ct Las Vegas, NV	3.0	2.0	1440	$1,700	$1.18	8d	1	0.23mi
5650 Ruby Creek Dr Las Vegas, NV	3.0	2.5	1422	$2,300	$1.62	3d	1	0.24mi
5703 Roundrock Dr Las Vegas, NV	3.0	2.0	1231	$1,699	$1.38	15d	1	0.25mi
2972 Juniper Hills Blvd #202 Las Vegas, NV	3.0	2.0	1074	$1,445	$1.35	15d	1	0.40mi
2982 Juniper Hills Blvd #202 Las Vegas, NV	3.0	2.0	1074	$1,700	$1.58	44d	1	0.42mi
2962 Juniper Hills Blvd #104 Las Vegas, NV	3.0	2.0	1074	$1,550	$1.44	44d	1	0.47mi
2689 Rungsted St Las Vegas, NV	3.0	2.0	1315	$1,775	$1.35	44d	1	0.48mi
5218 Coral Vine Way Las Vegas, NV	3.0	2.0	1315	$1,840	$1.40	12d	1	0.49mi
5980 Mahogany Mountain Dr Las Vegas, NV	4.0	2.5	1886	$2,195	$1.16	15d	1	0.52mi
5571 Slice Dr Las Vegas, NV	3.0	2.5	1636	$2,115	$1.29	44d	1	0.53mi
2824 Poppyseed Way Las Vegas, NV	4.0	2.0	1332	$1,790	$1.34	15d	1	0.55mi
5150 E Sahara Ave Las Vegas, NV	1.0–3.0	1.0–2.0	980	$1,450	$1.48	22d	23	0.68mi
3400 Cabana Dr #2019 Las Vegas, NV	2.0	2.0	1053	$1,350	$1.28	15d	1	0.71mi
3400 Cabana Dr Las Vegas, NV	2.0–3.0	2.0	1124	$1,350	$1.20	22d	2	0.71mi
6062 Saint Petersburg Dr Las Vegas, NV	3.0	2.0	1309	$1,750	$1.34	44d	1	0.78mi
6080 Saint Petersburg Dr Las Vegas, NV	2.0	2.0	1144	$2,350	$2.05	44d	1	0.80mi
1823 Niblick Cir Las Vegas, NV	3.0	2.0	1714	$2,575	$1.50	44d	1	0.85mi
1812 Niblick Cir Las Vegas, NV	4.0	2.0	1904	$5,000	$2.63	11d	1	0.86mi
2119 Raspberry Hill Rd Las Vegas, NV	3.0	2.0	1216	$1,750	$1.44	44d	1	0.87mi
5519 Myron Cir Las Vegas, NV	4.0	3.0	1612	$2,150	$1.33	4d	1	0.93mi
5519 Myron Cir Las Vegas, NV	4.0	3.0	1612	$2,150	$1.33	24d	1	0.93mi
6041 Spring Harvest Dr Las Vegas, NV	3.0	2.0	1310	$1,999	$1.53	44d	1	0.98mi
3055 S Nellis Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	983	$1,432	$1.46	2d	41	0.98mi
4855 E Vegas Valley Dr Las Vegas, NV	1.0–3.0	1.0–2.0	949	$1,579	$1.66	2d	15	0.98mi
6360 E Sahara Ave Las Vegas, NV	1.0–3.0	1.0–2.0	1017	$1,914	$1.88	2d	18	1.00mi
4801 E Sahara Ave Las Vegas, NV	1.0–3.0	1.0–2.0	870	$1,659	$1.91	4d	25	1.01mi
6328 Angelita View Ave Las Vegas, NV	3.0	2.0	1173	$2,000	$1.71	24d	1	1.01mi
5426 Eastwick Cir Las Vegas, NV	3.0	2.0	1184	$1,729	$1.46	44d	1	1.05mi
6120 Majestic Wind Ave Las Vegas, NV	3.0	2.0	1234	$1,750	$1.42	4d	1	1.05mi
3021 Aloha Ave Las Vegas, NV	3.0	2.0	1270	$1,800	$1.42	3d	1	1.06mi
3037 Aloha Ave Las Vegas, NV	3.0	2.0	1270	$1,800	$1.42	4d	1	1.06mi
6055 Autumn Rose Way Las Vegas, NV	3.0	2.5	1734	$2,220	$1.28	44d	1	1.07mi
1929 Blue Ribbon Dr Las Vegas, NV	3.0	2.0	1632	$2,000	$1.23	16d	1	1.08mi
1593 Teardrop St Las Vegas, NV	3.0	2.0	1152	$1,725	$1.50	24d	1	1.10mi
1593 Teardrop St Las Vegas, NV	3.0	2.0	1164	$1,725	$1.48	22d	1	1.10mi
4717 Woodland Ave Las Vegas, NV	3.0	2.5	1742	$2,250	$1.29	12d	1	1.12mi
3586 Driving Range St Las Vegas, NV	4.0	2.0	1923	$2,000	$1.04	3d	1	1.13mi
5775 Canyon Oak Cir Las Vegas, NV	3.0	2.0	1419	$2,180	$1.54	3d	1	1.19mi
6526 Blooming Sun Ct Las Vegas, NV	3.0	2.0	1405	$1,850	$1.32	8d	1	1.20mi

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: gas

Listing history 9 events

1. 2026-05-10
   listed $220,000 Active 258-char remark
2. 2010-07-29
   soldstatus $46,500 223-char remark

   Show marketing remark (195 chars)

   Aggressively priced mobile home in Las Vegas, NV. 2-bedroom, 1.75-bath, 1620 square foot property built in 2003. Near schools, parks and shopping. Priced around $35/ft. Hurry, this will not last!

3. 2010-07-29
   historical 223-char remark

   Show marketing remark (195 chars)

   Aggressively priced mobile home in Las Vegas, NV. 2-bedroom, 1.75-bath, 1620 square foot property built in 2003. Near schools, parks and shopping. Priced around $35/ft. Hurry, this will not last!

4. 2010-07-29
   soldstatus $46,500

   Show marketing remark (195 chars)

   Aggressively priced mobile home in Las Vegas, NV. 2-bedroom, 1.75-bath, 1620 square foot property built in 2003. Near schools, parks and shopping. Priced around $35/ft. Hurry, this will not last!

5. 2010-07-12
   historical

   Show marketing remark (195 chars)

   Aggressively priced mobile home in Las Vegas, NV. 2-bedroom, 1.75-bath, 1620 square foot property built in 2003. Near schools, parks and shopping. Priced around $35/ft. Hurry, this will not last!

6. 2010-07-12
   price $48,500

   Show marketing remark (195 chars)

   Aggressively priced mobile home in Las Vegas, NV. 2-bedroom, 1.75-bath, 1620 square foot property built in 2003. Near schools, parks and shopping. Priced around $35/ft. Hurry, this will not last!

7. 2010-05-12
   listed $46,500

   Show marketing remark (195 chars)

   Aggressively priced mobile home in Las Vegas, NV. 2-bedroom, 1.75-bath, 1620 square foot property built in 2003. Near schools, parks and shopping. Priced around $35/ft. Hurry, this will not last!

8. 2010-05-11
   listed $48,500 223-char remark

   Show marketing remark (223 chars)

   Aggressively priced mobile home in Las Vegas, NV. 2-bedroom, 1.75-bath, 1620 square foot property built in 2003. Near schools, parks and shopping. Priced around $35/ft. Hurry, this will not last! Property has been repaired.

9. 2002-05-16
   soldstatus $40,000

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $1,298 · $108/mo
• Expected delta: +$575/yr (+$48/mo · 79.5%)

ⓘ 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 2/10 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: $24,428
• − Mortgage interest: −$12,323
• − Property taxes: −$723
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,954
• − Management: −$1,954
• − HOA: −$900
• − Depreciation: −$6,400
• Taxable loss: −$927
• Est. tax savings @ 24.0%: +$222
• After-tax cash flow: $2,953/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 — 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): 35,179
• Household income: $71,233
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1175.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 59% Two or more races 20% White 19% Asian 11% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 44% Cuban 5%
• Common ancestry: Italian 1% Slovak 1% Portuguese 1%
• Foreign-born: 32% · Canada
• Languages at home: 43% English-only · Spanish 49% Tagalog/Filipino 6% 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: ▼ -57.51%
• Current HPI: 287.6914
• Rent YoY: ▲ 3.70%
• 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

+450.0% since first listed

10 events — show timeline

• 2026-05-22 Pending — GLVAR
• 2026-05-10 Listed $220,000 GLVAR
• 2010-07-29 Sold (MLS) $46,500 GEMLS
• 2010-07-29 Sold (MLS) $46,500 GLVAR
• 2010-07-29 Listing Removed — GLVAR
• 2010-07-12 Delisted — GEMLS
• 2010-07-12 Price Changed $48,500 GEMLS
• 2010-05-12 Listed $46,500 GEMLS
• 2010-05-11 Listed $48,500 GLVAR
• 2002-05-16 Sold (Public Records) $40,000 Public Records

Property tax history

-3.9%/yr

Latest (2025): $723 · +7.6% YoY. Source: county tax records.