1705 Cedar Ave · Las Vegas, NV 89101

$195,000

3 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 9 Days on market

Built 1958 6,534 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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bed home at an affordable price, perfect for starter families. Great potential for flippers and investors. Property needs TLC.

Key facts

• 6,534 sq ft lot
• Parking
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/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 $193k (1.2% below list).
• Recommended offer: $193k (1.2% 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.
• Market conditions: Rents rising (+2.5%/yr); 185 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1,926/mo this rent would consume 59% 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 $1k of loan paydown is wiped out by about $6k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $109k; list at $195k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $192,572 (1.2% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.99% ✗
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 8.4

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-9,144
• Equity at exit: $29,075

10-year hold

• IRR: 4.6%
• Equity multiple: 1.33×
• Total profit: $18,077
• Equity at exit: $16,860

Cash invested: $54,600 (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 89101

• Home prices YoY: -22.8%
• Rents YoY: 2.5%
• Active inventory: 185
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,926 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $369

Break-even live

Break-even rent $1,459

Max offer price $195,000

Occupancy floor 76%

Sensitivity live

Price	-10% $479	-5% $424	+0% $369	+5% $314	+10% $258
Rent	-10% $217	-5% $293	+0% $369	+5% $445	+10% $521
Rate	-1.0pp $467	-0.5pp $418	base $369	+0.5pp $318	+1.0pp $267

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1404 E Mesquite Ave Unit 8 Las Vegas, NV	2.0	1.0	1000	$1,000	$1.00	45d	1	0.18mi
212 N Bruce St Unit B Las Vegas, NV	3.0	2.5	1188	$2,000	$1.68	45d	1	0.33mi
1610 E Ogden Ave Las Vegas, NV	4.0	3.0	1787	$2,250	$1.26	9d	1	0.36mi
320 N 10th St Unit A Las Vegas, NV	3.0	2.0	996	$1,750	$1.76	45d	1	0.43mi
339 N 10th St Unit 2 Las Vegas, NV	2.0	1.0	1200	$895	$0.75	45d	1	0.45mi
2030 Sunrise Ave Las Vegas, NV	3.0	2.0	1120	$1,590	$1.42	25d	1	0.57mi
2213 Sunrise Ave Unit 3 Las Vegas, NV	2.0	1.0	1100	$1,100	$1.00	9d	1	0.63mi
2213 Sunrise Ave Unit 1 Las Vegas, NV	3.0	2.0	1500	$1,249	$0.83	9d	1	0.63mi
901 Fremont St Las Vegas, NV	3.0	1.0–2.0	862	$2,877	$3.34	0d	35	0.67mi
1999 Yaupon Ave Las Vegas, NV	2.0	2.0	1860	$2,500	$1.34	5d	1	0.69mi
258 Spencer St Las Vegas, NV	3.0	1.0	1137	$2,395	$2.11	17d	1	0.70mi
308 S 10th St #1 Las Vegas, NV	2.0	1.0	1050	$2,175	$2.07	25d	1	0.77mi
401 N 28th St Las Vegas, NV	1.0–3.0	1.0–2.0	878	$1,425	$1.62	4d	6	0.78mi
150 Las Vegas Blvd N Las Vegas, NV	1.0–3.0	1.5–2.5	1405	$3,400	$2.42	9d	6	0.81mi
150 Las Vegas Blvd N Las Vegas, NV	1.0–3.0	1.5–2.5	1347	$3,500	$2.60	45d	7	0.81mi
2850 Cedar Ave Las Vegas, NV	1.0–3.0	1.0–2.0	734	$1,325	$1.81	9d	11	0.84mi
76 N 27th St Unit B Las Vegas, NV	2.0	2.0	1088	$1,150	$1.06	12d	1	0.88mi
506 N Wardelle St Las Vegas, NV	2.0	1.0	1002	$1,130	$1.13	45d	1	0.88mi
2901 E Elm Ave Unit 3 Las Vegas, NV	2.0	2.0	970	$995	$1.03	0d	1	0.88mi
2850 E Bonanza Rd Las Vegas, NV	1.0–3.0	1.0–2.0	863	$1,600	$1.85	21d	16	0.91mi
2920 Siki Ct Unit C Las Vegas, NV	2.0	1.0	908	$1,360	$1.50	19d	1	0.96mi
904 Biltmore Dr Las Vegas, NV	2.0	1.0	984	$1,470	$1.49	45d	1	0.99mi
2937 Stewart Ave Unit 1 Las Vegas, NV	2.0	2.0	970	$950	$0.98	45d	1	1.01mi
1921 Franklin Ave Las Vegas, NV	3.0	2.0	1320	$2,000	$1.52	21d	1	1.03mi
1816 Wengert Ave Las Vegas, NV	2.0	2.0	1281	$2,500	$1.95	19d	1	1.09mi
1309 N 23rd St Las Vegas, NV	2.0	1.0	885	$990	$1.12	45d	1	1.12mi
2017 Bracken Ave Las Vegas, NV	3.0	2.0	1414	$1,880	$1.33	12d	1	1.18mi
353 E Bonneville Ave Las Vegas, NV	1.0–2.0	1.0–2.5	1190	$4,000	$3.36	5d	12	1.27mi
353 E Bonneville Ave Las Vegas, NV	1.0–2.0	1.0–2.5	1190	$4,000	$3.36	4d	13	1.27mi
353 E Bonneville Ave Las Vegas, NV	2.0	1.0–2.0	958	$4,000	$4.17	45d	20	1.27mi
1916 Howard Ave Las Vegas, NV	4.0	2.0	1296	$3,000	$2.31	25d	1	1.33mi
250 S City Pkwy Las Vegas, NV	2.0	1.0–3.0	1207	$3,665	$3.04	0d	27	1.39mi
2800 Fremont St Las Vegas, NV	2.0	1.0–2.0	771	$1,660	$2.15	4d	11	1.39mi
900 S Las Vegas Blvd Unit 810 Las Vegas, NV	2.0	2.0	1590	$2,250	$1.42	25d	1	1.44mi
250 Promenade Pl Las Vegas, NV	1.0–2.0	1.0–2.5	984	$3,230	$3.28	0d	47	1.47mi
1021 Griffith Ave Las Vegas, NV	3.0	2.0	1094	$2,200	$2.01	45d	1	1.48mi
200 Hoover Ave Las Vegas, NV	1.0–2.0	1.0–2.0	1200	$2,600	$2.17	4d	3	1.49mi
200 Hoover Ave Las Vegas, NV	2.0	1.0–2.0	1200	$2,990	$2.49	0d	4	1.49mi
200 Hoover Ave Las Vegas, NV	2.0	1.0–2.0	1279	$3,000	$2.35	45d	4	1.49mi

Listing history 6 events

1. 2026-04-08
   status Pending
2. 2026-03-30
   listed $195,000 Active
3. 2015-01-02
   historical
4. 2014-03-02
   historical Contingent Offer
5. 2014-02-24
   listed $45,000 Exclusive Right
6. 2002-10-30
   soldstatus $109,000

ⓘ 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: $584 · $49/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$567/yr (+$47/mo · 97.1%)

ⓘ 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: $23,109
• − Mortgage interest: −$10,923
• − Property taxes: −$584
• − Insurance: −$975
• − Repairs & maintenance: −$1,849
• − Management: −$1,849
• − Depreciation: −$5,673
• Taxable income: $1,257
• Est. tax owed @ 24.0%: −$302
• After-tax cash flow: $4,124/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

+78.9% since first listed

6 events — show timeline

• 2026-04-08 Pending — GLVAR
• 2026-03-30 Listed $195,000 GLVAR
• 2015-01-02 Listing Removed — GLVAR
• 2014-03-02 Contingent — GLVAR
• 2014-02-24 Listed $45,000 GLVAR
• 2002-10-30 Sold (Public Records) $109,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $584 · +2.5% YoY. Source: county tax records.