4338 Caliente St #5 · Paradise, NV 89119

$170,000

3 bd · 1.5 ba · 1,220 sqft · Townhouse public records · 31 Days on market

Built 1978 9,239 sqft lot $95/mo HOA · 5% of rent

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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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.3/10.0
• 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

Beautiful 3 bedrooms Townhouse with 2 car garage. Centrally located just minutes from UNLV, shopping and Strip. The community has access to the Tennis Court, pool & Spa. Come see it!!

Key facts

• Tennis courts
• Pool
• Mature landscaping

Tags

• COURTYARD
• TENNIS COURTS
• POOL
• MATURE LANDSCAPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 45% 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 $1k of loan paydown is wiped out by about $5k 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 31 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y ago; this cycle's ask has dropped $40k (19%) 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 $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.65%
• DSCR: 1.30
• GRM: 8.1

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: -9.4%
• Equity multiple: 0.67×
• Total profit: $-15,892
• Equity at exit: $25,348

10-year hold

• IRR: -4.4%
• Equity multiple: 0.75×
• Total profit: $-12,093
• Equity at exit: $14,698

Cash invested: $47,600 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,754 high
• Mortgage (P&I): −$891
• Tax from tax record: −$65 /mo · $774/yr
• Insurance: −$71
• HOA: −$95
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $264

Break-even live

Break-even rent $1,420

Max offer price $170,000

Occupancy floor 80%

Sensitivity live

Price	-10% $360	-5% $312	+0% $264	+5% $216	+10% $168
Rent	-10% $125	-5% $195	+0% $264	+5% $333	+10% $402
Rate	-1.0pp $349	-0.5pp $307	base $264	+0.5pp $220	+1.0pp $175

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4386 Caliente St Las Vegas, NV	2.0	2.0	1137	$1,679	$1.48	46d	1	0.04mi
4255 Channel 10 Dr Las Vegas, NV	1.0–3.0	1.0–2.0	899	$1,795	$2.00	5d	7	0.48mi
4440 Woodpine Dr #108 Las Vegas, NV	3.0	3.0	1405	$1,645	$1.17	22d	1	0.48mi
4801 Spencer St Las Vegas, NV	1.0–3.0	1.0–2.0	1072	$2,069	$1.93	46d	14	0.50mi
4330 Channel 10 Dr Las Vegas, NV	1.0–2.0	1.0–2.0	807	$1,850	$2.29	0d	27	0.50mi
1577 Elizabeth Ave #1 Las Vegas, NV	2.0	2.0	1064	$1,600	$1.50	46d	1	0.55mi
1700 E Viking Rd Las Vegas, NV	2.0	2.0	1085	$1,662	$1.53	46d	3	0.62mi
4330 S Eastern Ave Las Vegas, NV	3.0	1.0–2.0	802	$1,670	$2.08	0d	6	0.65mi
1061 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	967	$2,203	$2.28	17d	35	0.66mi
1601 E Katie Ave Las Vegas, NV	1.0–2.0	1.0–2.0	809	$1,852	$2.29	46d	13	0.68mi
1635 E Tropicana Ave Las Vegas, NV	3.0	1.0–3.0	832	$2,517	$3.02	0d	69	0.68mi
5045 Spencer St Unit B Las Vegas, NV	2.0	1.5	828	$1,610	$1.94	46d	1	0.87mi
4050 Pacific Harbors Dr Las Vegas, NV	2.0	2.0	991	$1,642	$1.66	46d	2	0.90mi
4050 Pacific Harbors Dr Las Vegas, NV	2.0	2.0	987	$1,475	$1.49	0d	4	0.90mi
5055 Jeffreys St Las Vegas, NV	1.0–2.0	1.0–2.0	750	$1,646	$2.19	0d	15	0.96mi
4775 Topaz St Las Vegas, NV	1.0–3.0	1.0–2.0	1022	$1,670	$1.63	0d	9	0.97mi
3930 University Center Dr Las Vegas, NV	2.0	2.0–3.0	1200	$1,725	$1.44	46d	2	0.97mi
818 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.5	1158	$2,895	$2.50	0d	33	0.98mi
4770 Topaz St #6 Las Vegas, NV	2.0	1.5	928	$1,350	$1.45	26d	1	0.99mi
5187 Caliente St #96 Las Vegas, NV	2.0	2.0	994	$1,595	$1.60	46d	1	1.01mi
4770 Topaz St #37 Las Vegas, NV	2.0	2.5	928	$1,395	$1.50	5d	1	1.02mi
5064 Jeffreys St #201 Las Vegas, NV	2.0	2.0	1000	$1,300	$1.30	26d	1	1.04mi
4770 S Topaz St Las Vegas, NV	2.0	1.5	986	$1,785	$1.81	26d	1	1.04mi
4770 Topaz St #50 Las Vegas, NV	2.0	2.0	928	$1,300	$1.40	26d	1	1.06mi
5272 Tamarus St Las Vegas, NV	2.0	2.0	1200	$1,912	$1.59	46d	6	1.12mi
2568 Paradise Village Way Las Vegas, NV	2.0	1.0	920	$1,275	$1.39	6d	1	1.19mi
5415 Oxbow St Las Vegas, NV	4.0	2.0	1418	$2,800	$1.97	46d	1	1.29mi
3145 E Flamingo Rd #2036 Las Vegas, NV	3.0	2.0	1061	$1,600	$1.51	46d	1	1.29mi
3145 E Flamingo Rd Las Vegas, NV	2.0–3.0	2.0	1021	$1,625	$1.59	0d	3	1.34mi
3145 E Flamingo Rd Las Vegas, NV	2.0–3.0	2.0	1021	$1,625	$1.59	22d	3	1.34mi
595 S Royal Crest Cir #18 Las Vegas, NV	2.0	1.0	816	$1,575	$1.93	46d	1	1.35mi
2126 Rawhide St Las Vegas, NV	4.0	2.0	1393	$2,401	$1.72	4d	1	1.40mi
3930 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	999	$3,370	$3.37	0d	90	1.42mi
3275 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	825	$1,684	$2.04	0d	47	1.46mi
2158 E Desert Inn Rd Las Vegas, NV	2.0	1.5	1210	$1,100	$0.91	22d	1	1.47mi
2236 E Desert Inn Rd Las Vegas, NV	2.0	1.5	1178	$1,545	$1.31	0d	1	1.49mi

HOA detail

• Monthly dues: $95 · $1,140/yr
• Likely covers: pool

Listing history 29 events

1. 2026-04-06
   status Pending
2. 2026-04-03
   price $170,000
3. 2026-04-02
   status Active
4. 2026-04-02
   status Pending
5. 2026-03-22
   price $195,000
6. 2026-03-03
   listed $210,000 Active
7. 2023-02-01
   historical 189-char remark

   Show marketing remark (189 chars)

   Beautiful 3 bedrooms Townhouse with 2 car garage. Centrally located just minutes from UNLV, shopping and Strip. The community has access to the Tennis Court, pool & Spa. Come see it!!

8. 2023-01-31
   soldstatus $245,000 Closed 189-char remark

   Show marketing remark (189 chars)

   Beautiful 3 bedrooms Townhouse with 2 car garage. Centrally located just minutes from UNLV, shopping and Strip. The community has access to the Tennis Court, pool & Spa. Come see it!!

9. 2023-01-31
   soldstatus $245,000

   Show marketing remark (189 chars)

   Beautiful 3 bedrooms Townhouse with 2 car garage. Centrally located just minutes from UNLV, shopping and Strip. The community has access to the Tennis Court, pool & Spa. Come see it!!

10. 2022-12-12
    status Pending 189-char remark

    Show marketing remark (189 chars)

    Beautiful 3 bedrooms Townhouse with 2 car garage. Centrally located just minutes from UNLV, shopping and Strip. The community has access to the Tennis Court, pool & Spa. Come see it!!

11. 2022-11-17
    price $245,000 189-char remark

    Show marketing remark (189 chars)

    Beautiful 3 bedrooms Townhouse with 2 car garage. Centrally located just minutes from UNLV, shopping and Strip. The community has access to the Tennis Court, pool & Spa. Come see it!!

12. 2022-10-10
    status Active 189-char remark

    Show marketing remark (189 chars)

    Beautiful 3 bedrooms Townhouse with 2 car garage. Centrally located just minutes from UNLV, shopping and Strip. The community has access to the Tennis Court, pool & Spa. Come see it!!

13. 2022-07-27
    status Pending 189-char remark

    Show marketing remark (189 chars)

    Beautiful 3 bedrooms Townhouse with 2 car garage. Centrally located just minutes from UNLV, shopping and Strip. The community has access to the Tennis Court, pool & Spa. Come see it!!

14. 2022-07-13
    price $250,000 189-char remark

    Show marketing remark (189 chars)

    Beautiful 3 bedrooms Townhouse with 2 car garage. Centrally located just minutes from UNLV, shopping and Strip. The community has access to the Tennis Court, pool & Spa. Come see it!!

15. 2022-05-29
    status Active 189-char remark

    Show marketing remark (189 chars)

    Beautiful 3 bedrooms Townhouse with 2 car garage. Centrally located just minutes from UNLV, shopping and Strip. The community has access to the Tennis Court, pool & Spa. Come see it!!

16. 2022-04-22
    status Pending 189-char remark

    Show marketing remark (189 chars)

    Beautiful 3 bedrooms Townhouse with 2 car garage. Centrally located just minutes from UNLV, shopping and Strip. The community has access to the Tennis Court, pool & Spa. Come see it!!

17. 2022-04-19
    listed $260,000 Active 189-char remark

    Show marketing remark (189 chars)

    Beautiful 3 bedrooms Townhouse with 2 car garage. Centrally located just minutes from UNLV, shopping and Strip. The community has access to the Tennis Court, pool & Spa. Come see it!!

18. 2011-08-24
    soldstatus $55,000
19. 2011-08-12
    historical
20. 2011-07-28
    price $64,900
21. 2011-07-23
    price $58,500
22. 2011-07-06
    listed $59,900 Exclusive Right
23. 2011-05-19
    historical
24. 2011-05-13
    price $48,888
25. 2011-05-06
    listed $42,000 Exclusive Right
26. 2004-11-08
    soldstatus $140,000
27. 2002-10-31
    soldstatus $93,000
28. 1994-04-29
    soldstatus $74,500
29. 1993-03-04
    soldstatus $52,237

ⓘ 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: $774 · $65/mo
• Projected year-2 tax: $1,003 · $84/mo
• Expected delta: +$229/yr (+$19/mo · 29.6%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,048
• − Mortgage interest: −$9,523
• − Property taxes: −$774
• − Insurance: −$850
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − HOA: −$1,140
• − Depreciation: −$4,945
• Taxable income: $448
• Est. tax owed @ 24.0%: −$108
• After-tax cash flow: $3,058/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

+225.4% since first listed

29 events — show timeline

• 2026-04-06 Pending — GLVAR
• 2026-04-03 Price Changed $170,000 GLVAR
• 2026-04-02 Relisted — GLVAR
• 2026-04-02 Pending — GLVAR
• 2026-03-22 Price Changed $195,000 GLVAR
• 2026-03-03 Listed $210,000 GLVAR
• 2023-02-01 Listing Removed — GLVAR
• 2023-01-31 Sold (Public Records) $245,000 Public Records
• 2023-01-31 Sold (MLS) $245,000 GLVAR
• 2022-12-12 Pending — GLVAR
• 2022-11-17 Price Changed $245,000 GLVAR
• 2022-10-10 Relisted — GLVAR
• 2022-07-27 Pending — GLVAR
• 2022-07-13 Price Changed $250,000 GLVAR
• 2022-05-29 Relisted — GLVAR
• 2022-04-22 Pending — GLVAR
• 2022-04-19 Listed $260,000 GLVAR
• 2011-08-24 Sold (Public Records) $55,000 Public Records
• 2011-08-12 Listing Removed — GLVAR
• 2011-07-28 Price Changed $64,900 GLVAR
• 2011-07-23 Price Changed $58,500 GLVAR
• 2011-07-06 Listed $59,900 GLVAR
• 2011-05-19 Listing Removed — GLVAR
• 2011-05-13 Price Changed $48,888 GLVAR
• 2011-05-06 Listed $42,000 GLVAR
• 2004-11-08 Sold (Public Records) $140,000 Public Records
• 2002-10-31 Sold (Public Records) $93,000 Public Records
• 1994-04-29 Sold (Public Records) $74,500 Public Records
• 1993-03-04 Sold (Public Records) $52,237 Public Records

Property tax history

-1.8%/yr

Latest (2025): $774 · +7.6% YoY. Source: county tax records.