718 W Wilson Ave · Las Vegas, NV 89106

$520,000

4 bd · 4.0 ba · 2,288 sqft · MultiFamily public records · 122 Days on market

Built 1963 6,970 sqft lot

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Why this score? — see what drove the C 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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• 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

EXCEPTIONAL INVESTMENT OPPORTUNITY! THIS WELL-MAINTAINED 1 STORY MODERN 4-PLEX FEATURES 4 IDENTICAL UNITS, 572 SQFT, EACH OFFERING 1 SPACIOUS BEDROOM AND 1 BATHROOM. NEWER INSTALLED AC UNITS, PROVIDING ADDED COMFORT. ALL UNITS HAVE BEEN REMODELED, INCLUDING NEW WOOD-LIKE TILE FLOORING (NO CARPET), UPGRADED KITCHEN AND BATHROOMS. TWO TENANTS ARE PAYING $1100 PER MONTH. FULLY FENCED FOR ADDED SECURITY. THE PROPERTY IS LOCATED IN A PRIME AREA, JUST MINUTES AWAY FROM DOWNTOWN, EXCELLENT DINING, SHOPPING, ENTERTAINMENT OPTIONS, AND FREEWAY ACCESS. THIS IS AN IDEAL ALL ELECTRIC PROPERTY FOR AN INVESTOR LOOKING TO ADD A PROFITABLE AND LOW-MAINTENANCE ASSET TO THEIR PORTFOLIO, WITH GREAT RENTAL INCOME POTENTIAL IN A SOUGHT-AFTER LOCATION.

Key facts

• 6,970 sq ft lot
• 4 parking spots
• Built 1963

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $520k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $274/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $520k).
• Recommended offer: $458k (12.0% below list) — sets the bar for market timing.

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 soft (-2.7%/yr); 123 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• At $5,235/mo this rent would consume 150% of the median local household income ($42k/yr) (locally 2362% 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 $16k 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 122 days — a 12% lower offer ($458k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 14y ago; this cycle's ask has dropped $60k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $457,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% 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 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.01% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.03%
• DSCR: 1.40
• GRM: 8.3

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-30,059
• Equity at exit: $77,534

10-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $3,361
• Equity at exit: $44,960

Cash invested: $145,600 (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 89106

• Home prices YoY: -23.5%
• Rents YoY: -2.7%
• Active inventory: 123
• Price-to-rent: 33.1×

Monthly cashflow live

• Estimated rent: $5,235 high
• Mortgage (P&I): −$2,727
• Tax from tax record: −$96 /mo · $1,152/yr
• Insurance: −$217
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,099
• Net cashflow: $1,096

Break-even live

Break-even rent $3,848

Max offer price $520,000

Occupancy floor 74%

Sensitivity live

Price	-10% $1,390	-5% $1,243	+0% $1,096	+5% $949	+10% $802
Rent	-10% $682	-5% $889	+0% $1,096	+5% $1,303	+10% $1,510
Rate	-1.0pp $1,358	-0.5pp $1,228	base $1,096	+0.5pp $961	+1.0pp $824

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$5,236
Total (4 units)			$5,235

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: $130,000
• Closing costs: $15,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
255 Promenade Pl Las Vegas, NV	3.0	1.0–3.5	1850	$3,295	$1.78	4d	266	0.51mi
150 Las Vegas Blvd N Las Vegas, NV	1.0–3.0	1.5–2.5	1347	$3,500	$2.60	44d	7	0.85mi
150 Las Vegas Blvd N Las Vegas, NV	1.0–3.0	1.5–2.5	1405	$3,400	$2.42	8d	6	0.85mi
225 Alexander Darius Ct Las Vegas, NV	3.0	3.5	1698	$2,250	$1.33	22d	1	0.87mi
1791 Travis Jason Ave Las Vegas, NV	2.0–3.0	2.5–3.5	1496	$2,290	$1.53	2d	1	0.94mi
360 Vandalia St Las Vegas, NV	4.0	3.0	2040	$2,800	$1.37	44d	1	1.18mi
2107 Frontier Ave Las Vegas, NV	3.0	3.0	2279	$2,500	$1.10	22d	1	1.19mi
1911 Princeton St Unit B North Las Vegas, NV	3.0	1.0	2552	$1,300	$0.51	44d	1	1.36mi
105 Marigold Ln Las Vegas, NV	4.0	2.0	1827	$2,500	$1.37	15d	1	1.39mi

Listing history 50 events

1. 2026-06-21
   days on market $520,000 Active 122 DOM
2. 2026-06-18
   days on market $520,000 Active 119 DOM
3. 2026-06-17
   days on market $520,000 Active 118 DOM
4. 2026-06-16
   days on market $520,000 Active 117 DOM
5. 2026-06-15
   days on market $520,000 Active 116 DOM
6. 2026-06-13
   days on market $520,000 Active 114 DOM
7. 2026-06-09
   days on market $520,000 Active 110 DOM
8. 2026-06-08
   days on market $520,000 Active 109 DOM
9. 2026-06-07
   days on market $520,000 Active 108 DOM
10. 2026-06-03
    days on market $520,000 Active 104 DOM
11. 2026-06-02
    days on market $520,000 Active 103 DOM
12. 2026-06-01
    days on market $520,000 Active 102 DOM
13. 2026-05-31
    days on market $520,000 Active 101 DOM
14. 2026-04-15
    price $520,000 740-char remark

    Show marketing remark (740 chars)

    EXCEPTIONAL INVESTMENT OPPORTUNITY! THIS WELL-MAINTAINED 1 STORY MODERN 4-PLEX FEATURES 4 IDENTICAL UNITS, 572 SQFT, EACH OFFERING 1 SPACIOUS BEDROOM AND 1 BATHROOM. NEWER INSTALLED AC UNITS, PROVIDING ADDED COMFORT. ALL UNITS HAVE BEEN REMODELED, INCLUDING NEW WOOD-LIKE TILE FLOORING (NO CARPET), UPGRADED KITCHEN AND BATHROOMS. TWO TENANTS ARE PAYING $1100 PER MONTH. FULLY FENCED FOR ADDED SECURITY. THE PROPERTY IS LOCATED IN A PRIME AREA, JUST MINUTES AWAY FROM DOWNTOWN, EXCELLENT DINING, SHOPPING, ENTERTAINMENT OPTIONS, AND FREEWAY ACCESS. THIS IS AN IDEAL ALL ELECTRIC PROPERTY FOR AN INVESTOR LOOKING TO ADD A PROFITABLE AND LOW-MAINTENANCE ASSET TO THEIR PORTFOLIO, WITH GREAT RENTAL INCOME POTENTIAL IN A SOUGHT-AFTER LOCATION.

15. 2026-03-13
    price $539,000 740-char remark

    Show marketing remark (740 chars)

    EXCEPTIONAL INVESTMENT OPPORTUNITY! THIS WELL-MAINTAINED 1 STORY MODERN 4-PLEX FEATURES 4 IDENTICAL UNITS, 572 SQFT, EACH OFFERING 1 SPACIOUS BEDROOM AND 1 BATHROOM. NEWER INSTALLED AC UNITS, PROVIDING ADDED COMFORT. ALL UNITS HAVE BEEN REMODELED, INCLUDING NEW WOOD-LIKE TILE FLOORING (NO CARPET), UPGRADED KITCHEN AND BATHROOMS. TWO TENANTS ARE PAYING $1100 PER MONTH. FULLY FENCED FOR ADDED SECURITY. THE PROPERTY IS LOCATED IN A PRIME AREA, JUST MINUTES AWAY FROM DOWNTOWN, EXCELLENT DINING, SHOPPING, ENTERTAINMENT OPTIONS, AND FREEWAY ACCESS. THIS IS AN IDEAL ALL ELECTRIC PROPERTY FOR AN INVESTOR LOOKING TO ADD A PROFITABLE AND LOW-MAINTENANCE ASSET TO THEIR PORTFOLIO, WITH GREAT RENTAL INCOME POTENTIAL IN A SOUGHT-AFTER LOCATION.

16. 2026-02-19
    listed $580,000 Active 740-char remark

    Show marketing remark (740 chars)

    EXCEPTIONAL INVESTMENT OPPORTUNITY! THIS WELL-MAINTAINED 1 STORY MODERN 4-PLEX FEATURES 4 IDENTICAL UNITS, 572 SQFT, EACH OFFERING 1 SPACIOUS BEDROOM AND 1 BATHROOM. NEWER INSTALLED AC UNITS, PROVIDING ADDED COMFORT. ALL UNITS HAVE BEEN REMODELED, INCLUDING NEW WOOD-LIKE TILE FLOORING (NO CARPET), UPGRADED KITCHEN AND BATHROOMS. TWO TENANTS ARE PAYING $1100 PER MONTH. FULLY FENCED FOR ADDED SECURITY. THE PROPERTY IS LOCATED IN A PRIME AREA, JUST MINUTES AWAY FROM DOWNTOWN, EXCELLENT DINING, SHOPPING, ENTERTAINMENT OPTIONS, AND FREEWAY ACCESS. THIS IS AN IDEAL ALL ELECTRIC PROPERTY FOR AN INVESTOR LOOKING TO ADD A PROFITABLE AND LOW-MAINTENANCE ASSET TO THEIR PORTFOLIO, WITH GREAT RENTAL INCOME POTENTIAL IN A SOUGHT-AFTER LOCATION.

17. 2026-02-03
    historical $580,000 740-char remark

    Show marketing remark (740 chars)

    EXCEPTIONAL INVESTMENT OPPORTUNITY! THIS WELL-MAINTAINED 1 STORY MODERN 4-PLEX FEATURES 4 IDENTICAL UNITS, 572 SQFT, EACH OFFERING 1 SPACIOUS BEDROOM AND 1 BATHROOM. NEWER INSTALLED AC UNITS, PROVIDING ADDED COMFORT. ALL UNITS HAVE BEEN REMODELED, INCLUDING NEW WOOD-LIKE TILE FLOORING (NO CARPET), UPGRADED KITCHEN AND BATHROOMS. TWO TENANTS ARE PAYING $1100 PER MONTH. FULLY FENCED FOR ADDED SECURITY. THE PROPERTY IS LOCATED IN A PRIME AREA, JUST MINUTES AWAY FROM DOWNTOWN, EXCELLENT DINING, SHOPPING, ENTERTAINMENT OPTIONS, AND FREEWAY ACCESS. THIS IS AN IDEAL ALL ELECTRIC PROPERTY FOR AN INVESTOR LOOKING TO ADD A PROFITABLE AND LOW-MAINTENANCE ASSET TO THEIR PORTFOLIO, WITH GREAT RENTAL INCOME POTENTIAL IN A SOUGHT-AFTER LOCATION.

18. 2025-12-16
    historical
19. 2025-10-27
    price $599,000
20. 2025-09-03
    listed $625,000 Active
21. 2025-04-28
    historical
22. 2024-12-23
    price $585,000
23. 2024-09-12
    listed $625,000 Active
24. 2024-05-25
    historical
25. 2024-02-20
    listed $625,000 Active
26. 2024-01-22
    historical
27. 2023-11-07
    listed $640,000 Active
28. 2023-08-06
    historical
29. 2023-07-10
    listed $625,000 Active
30. 2023-03-16
    soldstatus $500,000 Closed
31. 2023-03-16
    soldstatus $500,000
32. 2023-01-24
    status Pending
33. 2023-01-03
    price $509,999
34. 2022-11-09
    price $529,999
35. 2022-10-14
    listed $550,000 Active
36. 2021-08-19
    historical
37. 2021-08-18
    status Pending
38. 2021-08-18
    historical
39. 2021-08-18
    soldstatus $450,000 Closed
40. 2021-08-18
    soldstatus $450,000
41. 2021-06-10
    status Pending
42. 2021-06-08
    listed $450,000 Active
43. 2020-11-05
    soldstatus $250,000
44. 2020-11-04
    soldstatus $250,000 Closed
45. 2020-09-23
    status Pending
46. 2020-09-18
    listed $250,000 Active
47. 2017-12-04
    soldstatus $179,000 Sold
48. 2017-12-04
    soldstatus $179,000
49. 2017-10-31
    historical Contingent Offer
50. 2017-10-26
    status Active

ⓘ 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: $1,152 · $96/mo
• Projected year-2 tax: $3,068 · $256/mo
• Expected delta: +$1,916/yr (+$160/mo · 166.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 18 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: $62,820
• − Mortgage interest: −$29,128
• − Property taxes: −$1,152
• − Insurance: −$2,600
• − Repairs & maintenance: −$5,026
• − Management: −$5,026
• − Depreciation: −$15,127
• Taxable income: $4,761
• Est. tax owed @ 24.0%: −$1,143
• After-tax cash flow: $12,010/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): 27,565
• Household income: $42,007
• Rent vs Own: 68.8% rent · 31.2% own
• Severe rent burden: 2362.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 45% Black 32% Two or more races 17% White 14% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 35% Puerto Rican 1% Cuban 1%
• Foreign-born: 23% · Canada, China
• Languages at home: 60% English-only · Spanish 37% Tagalog/Filipino 2%

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: ▼ -96.75%
• Current HPI: 314.4955
• Rent YoY: ▼ -2.70%
• 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

+845.5% since first listed

56 events — show timeline

• 2026-04-15 Price Changed $520,000 GLVAR
• 2026-03-13 Price Changed $539,000 GLVAR
• 2026-02-19 Listed $580,000 GLVAR
• 2026-02-03 Coming Soon $580,000 GLVAR
• 2025-12-16 Listing Removed — GLVAR
• 2025-10-27 Price Changed $599,000 GLVAR
• 2025-09-03 Listed $625,000 GLVAR
• 2025-04-28 Listing Removed — GLVAR
• 2024-12-23 Price Changed $585,000 GLVAR
• 2024-09-12 Listed $625,000 GLVAR
• 2024-05-25 Listing Removed — GLVAR
• 2024-02-20 Listed $625,000 GLVAR
• 2024-01-22 Listing Removed — GLVAR
• 2023-11-07 Listed $640,000 GLVAR
• 2023-08-06 Listing Removed — GLVAR
• 2023-07-10 Listed $625,000 GLVAR
• 2023-03-16 Sold (Public Records) $500,000 Public Records
• 2023-03-16 Sold (MLS) $500,000 GLVAR
• 2023-01-24 Pending — GLVAR
• 2023-01-03 Price Changed $509,999 GLVAR
• 2022-11-09 Price Changed $529,999 GLVAR
• 2022-10-14 Listed $550,000 GLVAR
• 2021-08-19 Listing Removed — GLVAR
• 2021-08-18 Pending — GLVAR
• 2021-08-18 Listing Removed — GLVAR
• 2021-08-18 Sold (Public Records) $450,000 Public Records
• 2021-08-18 Sold (MLS) $450,000 GLVAR
• 2021-06-10 Pending — GLVAR
• 2021-06-08 Listed $450,000 GLVAR
• 2020-11-05 Sold (Public Records) $250,000 Public Records
• 2020-11-04 Sold (MLS) $250,000 GLVAR
• 2020-09-23 Pending — GLVAR
• 2020-09-18 Listed $250,000 GLVAR
• 2017-12-04 Sold (Public Records) $179,000 Public Records
• 2017-12-04 Sold (MLS) $179,000 GLVAR
• 2017-10-31 Contingent — GLVAR
• 2017-10-26 Relisted — GLVAR
• 2017-10-11 Contingent — GLVAR
• 2017-10-04 Relisted — GLVAR
• 2017-10-03 Contingent — GLVAR
• 2017-10-02 Relisted — GLVAR
• 2017-09-27 Contingent — GLVAR
• 2017-09-25 Listed $184,000 GLVAR
• 2017-05-25 Listing Removed — GLVAR
• 2017-04-10 Listed $199,000 GLVAR
• 2014-12-26 Listing Removed — GLVAR
• 2014-02-03 Price Changed $115,000 GLVAR
• 2014-01-27 Price Changed $119,000 GLVAR
• 2014-01-21 Price Changed $124,000 GLVAR
• 2013-12-25 Listed $129,000 GLVAR
• 2013-10-31 Listing Removed — GLVAR
• 2012-10-31 Listed $75,000 GLVAR
• 2012-06-06 Sold (Public Records) $47,000 Public Records
• 2012-06-06 Sold (MLS) $47,000 GLVAR
• 2012-05-17 Listed $55,000 GLVAR
• 1977-05-27 Sold (Public Records) $500 Public Records

Property tax history

-3.6%/yr

Latest (2025): $1,152 · -47.6% YoY. Source: county tax records.