709 G St · Las Vegas, NV 89106

$309,900

6 bd · 3.0 ba · 2,144 sqft · MultiFamily public records · 90 Days on market

Built 1963 7,405 sqft lot

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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
• 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

Investment Opportunity quadruplex with potential! Discover the possibilities with this quadruplex in a prime location!This multi-unit property offers four units, with one affected by fire damage and in need of restoration the remaining units require TLC, making this an excellent value add opportunity for investors or owner-occupants looking to customize and maximize rental income. Featuring solid bones, separate meters, and a desirable layout, this property has great upside potential once repairs and updates are completed. Ideal for fix and hold or flip and sell, this is a chance to transform a distressed property into a profitable asset. Being sold as is, serious buyers only Don't miss out schedule a showing today!.

Key facts

• Solid bones
• Four units
• Prime location

Tags

• INVESTMENT OPPORTUNITY
• PRIME LOCATION
• FOUR UNITS
• VALUE ADD OPPORTUNITY
• SOLID BONES
• SEPARATE METERS

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.2-bath units multifamily listed at $310k.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive. Per door: $808/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $310k).
• Recommended offer: $291k (6.0% 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; lower-income renter base — watch delinquency; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• At $6,473/mo this rent would consume 185% 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 $2k of loan paydown is wiped out by about $9k 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 $87k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts 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 $170k; list at $310k implies a 82% gain — meaningful room to come down on a strong offer.

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 $291,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.09% ✓
• Cap rate: 18.81%
• Cash-on-cash: 44.69%
• DSCR: 2.99
• GRM: 4.0

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: 38.4%
• Equity multiple: 2.57×
• Total profit: $136,555
• Equity at exit: $46,207

10-year hold

• IRR: 43.5%
• Equity multiple: 4.58×
• Total profit: $310,354
• Equity at exit: $26,794

Cash invested: $86,772 (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: 16.0×

Monthly cashflow live

• Estimated rent: $6,473 high
• Mortgage (P&I): −$1,625
• Tax from tax record: −$128 /mo · $1,537/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,359
• Net cashflow: $3,231

Break-even live

Break-even rent $2,383

Max offer price $309,900

Occupancy floor 45%

Sensitivity live

Price	-10% $3,407	-5% $3,319	+0% $3,231	+5% $3,144	+10% $3,056
Rent	-10% $2,720	-5% $2,976	+0% $3,231	+5% $3,487	+10% $3,743
Rate	-1.0pp $3,387	-0.5pp $3,310	base $3,231	+0.5pp $3,151	+1.0pp $3,069

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.2	$6,472
Total (4 units)			$6,473

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-21
   days on market $309,900 Active 90 DOM
2. 2026-06-18
   days on market $309,900 Active 87 DOM
3. 2026-06-17
   days on market $309,900 Active 86 DOM
4. 2026-06-16
   days on market $309,900 Active 85 DOM
5. 2026-06-15
   days on market $309,900 Active 84 DOM
6. 2026-06-13
   days on market $309,900 Active 82 DOM
7. 2026-06-09
   days on market $309,900 Active 78 DOM
8. 2026-06-08
   days on market $309,900 Active 77 DOM
9. 2026-06-07
   days on market $309,900 Active 76 DOM
10. 2026-06-03
    days on market $309,900 Active 72 DOM
11. 2026-06-02
    days on market $309,900 Active 71 DOM
12. 2026-06-01
    days on market $309,900 Active 70 DOM
13. 2026-05-31
    days on market $309,900 Active 69 DOM
14. 2026-05-04
    status Active 726-char remark

    Show marketing remark (726 chars)

    Investment Opportunity quadruplex with potential! Discover the possibilities with this quadruplex in a prime location!This multi-unit property offers four units, with one affected by fire damage and in need of restoration the remaining units require TLC, making this an excellent value add opportunity for investors or owner-occupants looking to customize and maximize rental income. Featuring solid bones, separate meters, and a desirable layout, this property has great upside potential once repairs and updates are completed. Ideal for fix and hold or flip and sell, this is a chance to transform a distressed property into a profitable asset. Being sold as is, serious buyers only Don't miss out schedule a showing today!.

15. 2026-04-23
    historical Active Under Contract 726-char remark

    Show marketing remark (726 chars)

    Investment Opportunity quadruplex with potential! Discover the possibilities with this quadruplex in a prime location!This multi-unit property offers four units, with one affected by fire damage and in need of restoration the remaining units require TLC, making this an excellent value add opportunity for investors or owner-occupants looking to customize and maximize rental income. Featuring solid bones, separate meters, and a desirable layout, this property has great upside potential once repairs and updates are completed. Ideal for fix and hold or flip and sell, this is a chance to transform a distressed property into a profitable asset. Being sold as is, serious buyers only Don't miss out schedule a showing today!.

16. 2026-04-12
    status Active 726-char remark

    Show marketing remark (726 chars)

    Investment Opportunity quadruplex with potential! Discover the possibilities with this quadruplex in a prime location!This multi-unit property offers four units, with one affected by fire damage and in need of restoration the remaining units require TLC, making this an excellent value add opportunity for investors or owner-occupants looking to customize and maximize rental income. Featuring solid bones, separate meters, and a desirable layout, this property has great upside potential once repairs and updates are completed. Ideal for fix and hold or flip and sell, this is a chance to transform a distressed property into a profitable asset. Being sold as is, serious buyers only Don't miss out schedule a showing today!.

17. 2026-04-09
    status Pending 726-char remark

    Show marketing remark (726 chars)

    Investment Opportunity quadruplex with potential! Discover the possibilities with this quadruplex in a prime location!This multi-unit property offers four units, with one affected by fire damage and in need of restoration the remaining units require TLC, making this an excellent value add opportunity for investors or owner-occupants looking to customize and maximize rental income. Featuring solid bones, separate meters, and a desirable layout, this property has great upside potential once repairs and updates are completed. Ideal for fix and hold or flip and sell, this is a chance to transform a distressed property into a profitable asset. Being sold as is, serious buyers only Don't miss out schedule a showing today!.

18. 2026-03-20
    listed $314,900 Active 726-char remark

    Show marketing remark (726 chars)

    Investment Opportunity quadruplex with potential! Discover the possibilities with this quadruplex in a prime location!This multi-unit property offers four units, with one affected by fire damage and in need of restoration the remaining units require TLC, making this an excellent value add opportunity for investors or owner-occupants looking to customize and maximize rental income. Featuring solid bones, separate meters, and a desirable layout, this property has great upside potential once repairs and updates are completed. Ideal for fix and hold or flip and sell, this is a chance to transform a distressed property into a profitable asset. Being sold as is, serious buyers only Don't miss out schedule a showing today!.

19. 2026-03-12
    historical
20. 2026-01-27
    price $324,900
21. 2025-12-12
    listed $339,900 Active
22. 2025-12-09
    status Active
23. 2025-12-06
    historical
24. 2025-12-05
    historical
25. 2025-10-26
    price $339,900
26. 2025-10-09
    status Active
27. 2025-10-06
    status Pending
28. 2025-09-04
    listed $359,000 Active
29. 2025-08-27
    historical
30. 2025-08-27
    price $359,000
31. 2025-08-07
    status Active
32. 2025-06-18
    status Pending
33. 2025-06-16
    listed $380,900 Active
34. 2025-06-15
    historical
35. 2025-05-29
    price $380,900
36. 2025-05-24
    listed $399,900 Active
37. 2025-05-24
    historical
38. 2025-03-17
    listed $399,900 Active
39. 2000-02-17
    soldstatus $170,000
40. 1988-03-03
    soldstatus $40,000
41. 1986-12-10
    soldstatus $78,000

ⓘ 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: $1,537 · $128/mo
• Projected year-2 tax: $1,828 · $152/mo
• Expected delta: +$291/yr (+$24/mo · 19.0%)

ⓘ 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 (shaded) · 0% 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: $77,676
• − Mortgage interest: −$17,359
• − Property taxes: −$1,537
• − Insurance: −$1,550
• − Repairs & maintenance: −$6,214
• − Management: −$6,214
• − Depreciation: −$9,015
• Taxable income: $35,787
• Est. tax owed @ 24.0%: −$8,589
• After-tax cash flow: $30,187/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

+303.7% since first listed

28 events — show timeline

• 2026-05-04 Relisted — GLVAR
• 2026-04-23 Contingent — GLVAR
• 2026-04-12 Relisted — GLVAR
• 2026-04-09 Pending — GLVAR
• 2026-03-20 Listed $314,900 GLVAR
• 2026-03-12 Listing Removed — GLVAR
• 2026-01-27 Price Changed $324,900 GLVAR
• 2025-12-12 Listed $339,900 GLVAR
• 2025-12-09 Relisted — GLVAR
• 2025-12-06 Listing Removed — GLVAR
• 2025-12-05 Listing Removed — GLVAR
• 2025-10-26 Price Changed $339,900 GLVAR
• 2025-10-09 Relisted — GLVAR
• 2025-10-06 Pending — GLVAR
• 2025-09-04 Listed $359,000 GLVAR
• 2025-08-27 Listing Removed — GLVAR
• 2025-08-27 Price Changed $359,000 GLVAR
• 2025-08-07 Relisted — GLVAR
• 2025-06-18 Pending — GLVAR
• 2025-06-16 Listed $380,900 GLVAR
• 2025-06-15 Listing Removed — GLVAR
• 2025-05-29 Price Changed $380,900 GLVAR
• 2025-05-24 Listed $399,900 GLVAR
• 2025-05-24 Listing Removed — GLVAR
• 2025-03-17 Listed $399,900 GLVAR
• 2000-02-17 Sold (Public Records) $170,000 Public Records
• 1988-03-03 Sold (Public Records) $40,000 Public Records
• 1986-12-10 Sold (Public Records) $78,000 Public Records

Property tax history

-0.0%/yr

Latest (2025): $1,537 · -41.4% YoY. Source: county tax records.