720 N 10th St · Las Vegas, NV 89101

$650,000

8 bd · 4.0 ba · 3,017 sqft · MultiFamily public records · 44 Days on market

Built 1960 6,970 sqft lot

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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 +14.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• 1% rule +2.7/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Tremendous Easy to Maintain, Single Story Fourplex. . All Units are 2 bedroom/1 bathroom. NEW ROOF, NEW EXTERIOR PAINT. The Property is Completely Fenced Off. . Parking in Rear of Building as well as Street Parking. Great VALUE ADD as all tenants are under current market rents. Solid Downtown Location. Building is in Very Good Condition, well taken care of by Owner.

Key facts

• Ample parking
• 4 unit property
• Separate entrances

Tags

• 4 UNIT PROPERTY
• STRONG INCOME POTENTIAL
• AMPLE PARKING
• SEPARATE ENTRANCES
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING

Property features AI

Finance

• Other: Total units: 4; Number of buildings: 1; Unit area commonly reported as about 835 (unit area values provided)
• Financial info: Actual rent listed for units: $1,100 per unit (reported); Annual tax amount listed (reference only)
• HOA & community: No HOA information provided

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Public water; Public sewer
• Home design: Single-story building; Fourplex (1 building with 4 units); Pitched roof
• Construction: Stucco and wood frame construction; Pitched roof
• Exterior features: Property in good condition; Resale property

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Four 2-bedroom units
• Flooring: Tile
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Unfurnished; Tile flooring; No additional interior features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $650k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive. Per door: $42/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $502k (22.7% below list).
• Recommended offer: $502k (22.7% 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.
• Zoned schools: Squires C P Es (math 9% / reading 18%, grade F, #361 of 402 statewide, top 90%, 584 students, 100% FRL); Smith J D Ms (1,254 students, 100% FRL); Rancho Hs (math 20% / reading 38%, grade F, #71 of 131 statewide, top 55%, 3,064 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 186 active listings in the ZIP; lower-income renter base — watch delinquency; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• At $5,023/mo this rent would consume 153% of the median local household income ($39k/yr) (locally 3814% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $20k 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 44 days — a 3% lower offer ($630k) is reasonable based on typical stale-listing flexibility.
• 4 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $502,300 (22.7% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.12%
• DSCR: 1.05
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.51% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.47×
• Total profit: $-97,340
• Equity at exit: $96,917

10-year hold

• IRR: -7.3%
• Equity multiple: 0.55×
• Total profit: $-82,288
• Equity at exit: $56,200

Cash invested: $182,000 (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 89101

• Home prices YoY: -22.8%
• Rents YoY: 2.5%
• Active inventory: 186
• Price-to-rent: 43.1×

Monthly cashflow live

• Estimated rent: $5,023 high
• Mortgage (P&I): −$3,409
• Tax from tax record: −$119 /mo · $1,429/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,055
• Net cashflow: $170

Break-even live

Break-even rent $4,808

Max offer price $650,000

Occupancy floor 92%

Sensitivity live

Price	-10% $538	-5% $354	+0% $170	+5% $-14	+10% $-973
Rent	-10% $-227	-5% $-29	+0% $170	+5% $368	+10% $566
Rate	-1.0pp $497	-0.5pp $335	base $170	+0.5pp $1	+1.0pp $-170

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,024
Total (4 units)			$5,023

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $650,000 Active 44 DOM
2. 2026-06-18
   days on market $650,000 Active 41 DOM
3. 2026-06-17
   days on market $650,000 Active 40 DOM
4. 2026-06-16
   days on market $650,000 Active 39 DOM
5. 2026-06-15
   days on market $650,000 Active 38 DOM
6. 2026-06-13
   days on market $650,000 Active 36 DOM
7. 2026-06-09
   days on market $650,000 Active 32 DOM
8. 2026-06-08
   days on market $650,000 Active 31 DOM
9. 2026-06-07
   days on market $650,000 Active 30 DOM
10. 2026-06-03
    days on market $650,000 Active 26 DOM
11. 2026-06-02
    days on market $650,000 Active 25 DOM
12. 2026-06-01
    days on market $650,000 Active 24 DOM
13. 2026-05-31
    days on market $650,000 Active 23 DOM
14. 2026-05-08
    listed $650,000 Active 583-char remark
15. 2025-05-24
    historical $1,350
16. 2025-05-07
    listed $1,350
17. 2025-03-10
    soldstatus $640,000 Closed 371-char remark

    Show marketing remark (371 chars)

    Tremendous Easy to Maintain, Single Story Fourplex. . All Units are 2 bedroom/1 bathroom. NEW ROOF, NEW EXTERIOR PAINT. The Property is Completely Fenced Off. . Parking in Rear of Building as well as Street Parking. Great VALUE ADD as all tenants are under current market rents. Solid Downtown Location. Building is in Very Good Condition, well taken care of by Owner.

18. 2025-03-10
    soldstatus $640,000

    Show marketing remark (371 chars)

    Tremendous Easy to Maintain, Single Story Fourplex. . All Units are 2 bedroom/1 bathroom. NEW ROOF, NEW EXTERIOR PAINT. The Property is Completely Fenced Off. . Parking in Rear of Building as well as Street Parking. Great VALUE ADD as all tenants are under current market rents. Solid Downtown Location. Building is in Very Good Condition, well taken care of by Owner.

19. 2025-03-04
    status Pending 371-char remark

    Show marketing remark (371 chars)

    Tremendous Easy to Maintain, Single Story Fourplex. . All Units are 2 bedroom/1 bathroom. NEW ROOF, NEW EXTERIOR PAINT. The Property is Completely Fenced Off. . Parking in Rear of Building as well as Street Parking. Great VALUE ADD as all tenants are under current market rents. Solid Downtown Location. Building is in Very Good Condition, well taken care of by Owner.

20. 2025-01-13
    listed $650,000 Active 371-char remark

    Show marketing remark (371 chars)

    Tremendous Easy to Maintain, Single Story Fourplex. . All Units are 2 bedroom/1 bathroom. NEW ROOF, NEW EXTERIOR PAINT. The Property is Completely Fenced Off. . Parking in Rear of Building as well as Street Parking. Great VALUE ADD as all tenants are under current market rents. Solid Downtown Location. Building is in Very Good Condition, well taken care of by Owner.

21. 2025-01-04
    historical
22. 2024-12-02
    listed $650,000 Active
23. 2018-08-13
    soldstatus $400,000

ⓘ 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: $1,429 · $119/mo
• Projected year-2 tax: $3,835 · $320/mo
• Expected delta: +$2,406/yr (+$201/mo · 168.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 18 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: $60,276
• − Mortgage interest: −$36,410
• − Property taxes: −$1,429
• − Insurance: −$3,250
• − Repairs & maintenance: −$4,822
• − Management: −$4,822
• − Depreciation: −$18,909
• Taxable loss: −$9,366
• Est. tax savings @ 24.0%: +$2,248
• After-tax cash flow: $4,283/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): 42,739
• Household income: $39,459
• Rent vs Own: 81.3% rent · 18.7% own
• Severe rent burden: 3814.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 57% Two or more races 19% White 19% Black 14% Asian 5% Native American 3%
• Hispanic origin (detail): Mexican 45% Puerto Rican 1% Cuban 1%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 31% · Canada, China
• Languages at home: 47% English-only · Spanish 48% Tagalog/Filipino 2% Chinese 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: ▼ -90.49%
• Current HPI: 305.6227
• Rent YoY: ▲ 2.51%
• 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

+62.5% since first listed

10 events — show timeline

• 2026-05-08 Listed $650,000 GLVAR
• 2025-05-24 Rental Removed $1,350 RENTEC
• 2025-05-07 Listed for Rent $1,350 RENTEC
• 2025-03-10 Sold (Public Records) $640,000 Public Records
• 2025-03-10 Sold (MLS) $640,000 GLVAR
• 2025-03-04 Pending — GLVAR
• 2025-01-13 Listed $650,000 GLVAR
• 2025-01-04 Listing Removed — GLVAR
• 2024-12-02 Listed $650,000 GLVAR
• 2018-08-13 Sold (Public Records) $400,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,429 · +7.8% YoY. Source: county tax records.