5300 E Desert Inn Rd #184 · Sunrise Manor, NV 89122

$67,600

2 bd · 2.0 ba · 960 sqft · Manufactured · 12 Days on market

Built 2026 Good condition

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

* THIS IS A RESALE LISTING * River Oaks is an active and exciting 55+ Senior Community. Nestle into your 2 bedroom, 2 bathroom home located inside of River Oaks, a friendly and well-maintained community. Around you, enjoy the great features the community has to offer such as a swimming pool, a picnic area / pavilion / grill, and a tennis court. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Picnic area
• Tennis court
• Swimming pool

Tags

• SWIMMING POOL
• PICNIC AREA
• TENNIS COURT

Property features AI

Finance

• Other: Active listing (last modified 2026-06-09)
• Financial info: Listing price $67,600

Exterior

• Utilities: Central air conditioning
• Home design: Condominium/Unit (spec inventory, plan 89764)
• Exterior features: Located at 5300 E Desert Inn Rd #184, Las Vegas, NV 89122

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $68k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).

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, crime F, amenities 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: Smith Hal Es (math 6% / reading 12%, grade F, #396 of 402 statewide, top 99%, 708 students, 100% FRL); Harney Kathleen & Tim Ms (math 12% / reading 25%, grade F, #81 of 109 statewide, top 74%, 1,279 students, 100% FRL); Chaparral Hs (math 3% / reading 15%, grade F, #128 of 131 statewide, top 98%, 2,256 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 12% at this address vs 30% district-wide (-18 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 (-0.6%/yr); 331 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $467 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

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 $67,600

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.99% ✓
• Cap rate: 16.86%
• Cash-on-cash: 37.75%
• DSCR: 2.68
• GRM: 4.2

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: 30.3%
• Equity multiple: 2.22×
• Total profit: $23,046
• Equity at exit: $10,079

10-year hold

• IRR: 35.8%
• Equity multiple: 3.84×
• Total profit: $53,747
• Equity at exit: $5,845

Cash invested: $18,928 (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 89122

• Rents YoY: -0.6%
• Active inventory: 331
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,345 high
• Mortgage (P&I): −$355
• Tax est. 1.5%: −$84 /mo · $1,014/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $595

Break-even live

Break-even rent $591

Max offer price $67,600

Occupancy floor 51%

Sensitivity live

Price	-10% $642	-5% $619	+0% $595	+5% $572	+10% $549
Rent	-10% $489	-5% $542	+0% $595	+5% $649	+10% $702
Rate	-1.0pp $629	-0.5pp $613	base $595	+0.5pp $578	+1.0pp $560

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: $16,900
• Closing costs: $2,028
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3400 Cabana Dr #2019 Las Vegas, NV	2.0	2.0	1053	$1,350	$1.28	16d	1	0.33mi
3400 Cabana Dr #2049 Las Vegas, NV	2.0	2.0	1053	$1,350	$1.28	0d	1	0.33mi
3400 Cabana Dr Las Vegas, NV	2.0–3.0	2.0	1124	$1,325	$1.18	23d	2	0.33mi
2978 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,245	$1.41	22d	1	0.37mi
2980 Juniper Hills Blvd #103 Las Vegas, NV	2.0	2.0	896	$1,090	$1.22	14d	1	0.38mi
2980 Juniper Hills Blvd Las Vegas, NV	2.0	2.0	896	$1,090	$1.22	5d	1	0.38mi
2982 Juniper Hills Blvd #202 Las Vegas, NV	3.0	2.0	1074	$1,700	$1.58	45d	1	0.38mi
2989 Juniper Hills Blvd #102 Las Vegas, NV	1.0	1.0	678	$850	$1.25	0d	1	0.40mi
2985 Juniper Hills Blvd #102 Las Vegas, NV	2.0	2.0	891	$1,225	$1.37	16d	1	0.40mi
2985 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	884	$1,000	$1.13	9d	1	0.40mi
2972 Juniper Hills Blvd #202 Las Vegas, NV	3.0	2.0	1074	$1,445	$1.35	16d	1	0.40mi
2974 Juniper Hills Blvd #102 Las Vegas, NV	3.0	2.0	867	$1,620	$1.87	16d	1	0.40mi
2974 Juniper Hills Blvd Las Vegas, NV	3.0	2.0	867	$1,620	$1.87	14d	1	0.40mi
2979 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	889	$1,195	$1.34	22d	1	0.42mi
2962 Juniper Hills Blvd #104 Las Vegas, NV	3.0	2.0	1074	$1,550	$1.44	45d	1	0.42mi
2977 Juniper Hills Blvd #104 Las Vegas, NV	2.0	2.0	896	$1,050	$1.17	9d	1	0.42mi
2963 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,250	$1.41	18d	1	0.43mi
2963 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,250	$1.41	45d	1	0.43mi
2975 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,000	$1.13	45d	1	0.44mi
2967 Juniper Hills Blvd #104 Las Vegas, NV	2.0	4.0	891	$1,350	$1.52	45d	1	0.44mi
2967 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	884	$1,190	$1.35	45d	1	0.44mi
2967 Juniper Hills Blvd Las Vegas, NV	2.0	2.0	884	$1,190	$1.35	19d	1	0.45mi
3481 Cape Cod Dr Las Vegas, NV	2.0	2.0	840	$1,300	$1.55	4d	1	0.49mi
3055 S Nellis Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	983	$1,432	$1.46	0d	41	0.57mi
5075 Spyglass Hill Dr Las Vegas, NV	1.0–2.0	1.0–2.0	851	$1,413	$1.66	0d	38	0.64mi
4855 E Vegas Valley Dr Las Vegas, NV	1.0–3.0	1.0–2.0	949	$1,304	$1.37	0d	13	0.66mi
5101 E Twain Ave Las Vegas, NV	1.0–2.0	1.0–2.0	780	$1,150	$1.47	45d	4	0.72mi
3800 S Nellis Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	943	$1,362	$1.44	0d	24	0.81mi
2675 S Nellis Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	801	$1,316	$1.64	0d	19	0.82mi
3012 S Mountain Vista St Unit MV Condo Las Vegas, NV	2.0	1.0	828	$945	$1.14	45d	1	0.88mi
4640 Vegas Valley Dr Las Vegas, NV	1.0–2.0	1.0–2.0	853	$1,340	$1.57	45d	1	0.89mi
2754 Aarondavid Dr Apt C Las Vegas, NV	2.0	1.0	778	$995	$1.28	14d	1	0.91mi
2674 Bryandouglas Dr Unit B Las Vegas, NV	2.0	1.0	778	$950	$1.22	25d	1	0.92mi
5655 E Sahara Ave Las Vegas, NV	2.0	2.0	958	$1,372	$1.43	12d	4	0.93mi
5655 E Sahara Ave Las Vegas, NV	2.0	2.0	958	$1,372	$1.43	6d	4	0.93mi
5150 E Sahara Ave Las Vegas, NV	1.0–3.0	1.0–2.0	980	$1,261	$1.29	0d	15	0.93mi
2704 Aarondavid Dr Unit A Las Vegas, NV	2.0	1.0	778	$1,075	$1.38	3d	1	0.95mi
2704 Aarondavid Dr Unit C Las Vegas, NV	2.0	1.0	778	$1,075	$1.38	19d	1	0.95mi
2704 Aarondavid Dr Las Vegas, NV	2.0	1.0	778	$1,075	$1.38	18d	1	0.95mi
2686 Aarondavid Dr Unit B Las Vegas, NV	2.0	1.0	778	$1,150	$1.48	22d	1	0.96mi

Listing history 8 events

1. 2026-06-21
   days on market $67,600 Active 12 DOM
2. 2026-06-18
   days on market $67,600 Active 9 DOM
3. 2026-06-17
   days on market $67,600 Active 8 DOM
4. 2026-06-16
   days on market $67,600 Active 7 DOM
5. 2026-06-15
   days on market $67,600 Active 6 DOM
6. 2026-06-13
   days on market $67,600 Active 4 DOM
7. 2026-06-10
   remarks 490-char remark
8. 2026-06-10
   listed $67,600 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌡 Heat 8/10 Severe
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,140
• − Mortgage interest: −$3,787
• − Property taxes: −$1,014
• − Insurance: −$338
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$1,967
• Taxable income: $6,453
• Est. tax owed @ 24.0%: −$1,549
• After-tax cash flow: $5,596/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.

Condition & rehab AI · 4 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with a good exterior and well-maintained interiors. It is located in a friendly and well-maintained community with amenities such as a swimming pool, picnic area, and tennis court. The home is ready for a new owner and can be enhanced with some exterior painting and bathroom cleaning to further increase its value.

Value-add opportunities

• Both Paint exterior siding — Painting the exterior siding can enhance the curb appeal and increase the home's value.
• Both Clean bathrooms — Clean bathrooms can improve the home's overall appearance and make it more attractive to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Painting the exterior siding can enhance the curb appeal and increase the home's value. ↑
• Both Clean bathrooms — Clean bathrooms can improve the home's overall appearance and make it more attractive to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 53,724
• Household income: $63,846
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 2212.0

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 0.73)
• Race & ethnicity: Hispanic / Latino 40% White 29% Two or more races 17% Black 14% Asian 10% Native American 2%
• Hispanic origin (detail): Mexican 28% Cuban 3%
• Common ancestry: Lithuanian 1% Romanian 1% Portuguese 1%
• Foreign-born: 26% · Canada, South Korea, Vietnam
• Languages at home: 61% English-only · Spanish 29% 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: ▼ -243.52%
• Current HPI: 274.1767
• Rent YoY: ▼ -0.63%
• 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