2612 E Mesquite Ave · Las Vegas, NV 89101

$565,000

28 bd · 16.0 ba · 2,870 sqft · MultiFamily · 150 Days on market

Built 1963 Fair condition 6,098 sqft lot

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Why this score? — see what drove the F 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 +7.6/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• 1% rule +2.2/10.0
• Condition / age +2.2/5.0
• DSCR +1.7/10.0
• 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

FOURPLEX 3 Two BEDROOM 1BATH UNITS AND 1 ONE BEDROOM 1 BATH UNIT CLOSE TO FREEWAY AND DOWN TOWN SHOPPING AND SCHOOLS BOTH ALLEY AND STREET PARKING ONE LEVEL UNITS.

Key facts

• 6,098 sq ft lot
• Built 1963
• Listed 150 days

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 2×1bd/1ba units multifamily listed at $565k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-681 ($-8k/yr) — negative. Per door: $-170/mo.
• To cash-flow at today's rent, offer at most $467k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $408k (27.8% below list).
• Recommended offer: $408k (27.8% 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.
• Zoned schools: Cambeiro Arturo Es (math 10% / reading 20%, grade F, #338 of 402 statewide, top 85%, 524 students, 100% FRL); Smith J D Ms (1,254 students, 100% FRL); Desert Pines Hs (math 5% / reading 20%, grade F, #116 of 131 statewide, top 88%, 3,151 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 14% at this address vs 30% district-wide (-16 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 rising (+2.5%/yr); 186 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 $4,081/mo this rent would consume 124% 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 $4k of loan paydown is wiped out by about $17k 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 150 days — a 12% lower offer ($497k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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 $320k; list at $565k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $408,100 (27.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
6. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 0.72% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.16%
• DSCR: 0.77
• GRM: 11.5

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: -25.6%
• Equity multiple: 0.14×
• Total profit: $-136,843
• Equity at exit: $84,243

10-year hold

• IRR: -23.6%
• Equity multiple: -0.16×
• Total profit: $-182,863
• Equity at exit: $48,851

Cash invested: $158,200 (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: 186
• Price-to-rent: 44.0×

Monthly cashflow live

• Estimated rent: $4,081 high
• Mortgage (P&I): −$2,963
• Tax est. 1.5%: −$706 /mo · $8,475/yr
• Insurance: −$235
• HOA: −$0
• Vacancy / Maint / Mgmt: −$857
• Net cashflow: $-681

Break-even live

Break-even rent $4,943

Max offer price $466,516

Occupancy floor —

Sensitivity live

Price	-10% $-290	-5% $-485	+0% $-681	+5% $-876	+10% $-1,071
Rent	-10% $-1,003	-5% $-842	+0% $-681	+5% $-519	+10% $-358
Rate	-1.0pp $-396	-0.5pp $-537	base $-681	+0.5pp $-827	+1.0pp $-976

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,138
▸ 2× units	1	1	$1,942
Total (4 units)			$4,081

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: $141,250
• Closing costs: $16,950
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $565,000 Active 150 DOM
2. 2026-06-18
   days on market $565,000 Active 147 DOM
3. 2026-06-17
   days on market $565,000 Active 146 DOM
4. 2026-06-16
   days on market $565,000 Active 145 DOM
5. 2026-06-15
   days on market $565,000 Active 144 DOM
6. 2026-06-13
   days on market $565,000 Active 142 DOM
7. 2026-06-09
   days on market $565,000 Active 138 DOM
8. 2026-06-08
   days on market $565,000 Active 137 DOM
9. 2026-06-07
   days on market $565,000 Active 136 DOM
10. 2026-06-03
    days on market $565,000 Active 132 DOM
11. 2026-06-02
    days on market $565,000 Active 131 DOM
12. 2026-06-01
    days on market $565,000 Active 130 DOM
13. 2026-05-31
    days on market $565,000 Active 129 DOM
14. 2026-04-26
    price $565,000 164-char remark

    Show marketing remark (164 chars)

    FOURPLEX 3 Two BEDROOM 1BATH UNITS AND 1 ONE BEDROOM 1 BATH UNIT CLOSE TO FREEWAY AND DOWN TOWN SHOPPING AND SCHOOLS BOTH ALLEY AND STREET PARKING ONE LEVEL UNITS.

15. 2026-01-22
    listed $575,000 Active 164-char remark

    Show marketing remark (164 chars)

    FOURPLEX 3 Two BEDROOM 1BATH UNITS AND 1 ONE BEDROOM 1 BATH UNIT CLOSE TO FREEWAY AND DOWN TOWN SHOPPING AND SCHOOLS BOTH ALLEY AND STREET PARKING ONE LEVEL UNITS.

16. 2020-10-16
    soldstatus $320,000 Closed 138-char remark

    Show marketing remark (138 chars)

    This 4 plex is ready to go! 3 units are 2 bed 1 bath, and 1 unit is 1 bed 1 bath. Newish AC's on all 4 units. This property will not last.

17. 2020-08-28
    status Pending 138-char remark

    Show marketing remark (138 chars)

    This 4 plex is ready to go! 3 units are 2 bed 1 bath, and 1 unit is 1 bed 1 bath. Newish AC's on all 4 units. This property will not last.

18. 2020-08-20
    status Active 138-char remark

    Show marketing remark (138 chars)

    This 4 plex is ready to go! 3 units are 2 bed 1 bath, and 1 unit is 1 bed 1 bath. Newish AC's on all 4 units. This property will not last.

19. 2020-08-19
    status Pending 138-char remark

    Show marketing remark (138 chars)

    This 4 plex is ready to go! 3 units are 2 bed 1 bath, and 1 unit is 1 bed 1 bath. Newish AC's on all 4 units. This property will not last.

20. 2020-08-18
    listed $330,000 Active 138-char remark

    Show marketing remark (138 chars)

    This 4 plex is ready to go! 3 units are 2 bed 1 bath, and 1 unit is 1 bed 1 bath. Newish AC's on all 4 units. This property will not last.

21. 2016-04-06
    soldstatus $235,000 Sold
22. 2016-02-25
    status Pending
23. 2016-01-13
    status Exclusive Right
24. 2016-01-13
    historical
25. 2015-12-08
    listed $235,000 Exclusive Right
26. 2015-08-14
    historical
27. 2015-08-12
    price $235,000
28. 2015-07-08
    price $245,000
29. 2015-06-22
    status Exclusive Right
30. 2015-01-08
    status Pending
31. 2015-01-08
    listed $267,000 Exclusive Right

ⓘ 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

• 🌊 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 · 19 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: $48,972
• − Mortgage interest: −$31,649
• − Property taxes: −$8,475
• − Insurance: −$2,825
• − Repairs & maintenance: −$3,918
• − Management: −$3,918
• − Depreciation: −$16,436
• Taxable loss: −$18,249
• Est. tax savings @ 24.0%: +$4,380
• After-tax cash flow: $-3,787/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 · 13 photos

Fair 45/100 Moderate rehab

The property is in fair condition with moderate rehabilitation needed, primarily focusing on exterior siding and landscaping. Simple repairs and maintenance can significantly enhance its value.

Repairs flagged

• Major Exterior siding — Weathered and in need of repainting.
• Major Landscaping — Sparse and unkempt, detracting from curb appeal.

Value-add opportunities

• Both Paint exterior siding and landscaping — Painting the exterior siding and landscaping will improve the home's curb appeal and overall condition, making it more attractive to potential buyers or renters.
• Both Organize kitchen and bathroom spaces — Organizing the kitchen and bathroom spaces will make the home more presentable and functional, improving its appeal to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and in need of repainting.	Major	$15,000–50,000
Landscaping · Sparse and unkempt, detracting from curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Paint exterior siding and landscaping — Painting the exterior siding and landscaping will improve the home's curb appeal and overall condition, making it more attractive to potential buyers or renters. ↑
• Both Organize kitchen and bathroom spaces — Organizing the kitchen and bathroom spaces will make the home more presentable and functional, improving its appeal 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 — 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

+111.6% since first listed

18 events — show timeline

• 2026-04-26 Price Changed $565,000 GLVAR
• 2026-01-22 Listed $575,000 GLVAR
• 2020-10-16 Sold (MLS) $320,000 GLVAR
• 2020-08-28 Pending — GLVAR
• 2020-08-20 Relisted — GLVAR
• 2020-08-19 Pending — GLVAR
• 2020-08-18 Listed $330,000 GLVAR
• 2016-04-06 Sold (MLS) $235,000 GLVAR
• 2016-02-25 Pending — GLVAR
• 2016-01-13 Relisted — GLVAR
• 2016-01-13 Listing Removed — GLVAR
• 2015-12-08 Listed $235,000 GLVAR
• 2015-08-14 Listing Removed — GLVAR
• 2015-08-12 Price Changed $235,000 GLVAR
• 2015-07-08 Price Changed $245,000 GLVAR
• 2015-06-22 Relisted — GLVAR
• 2015-01-08 Pending — GLVAR
• 2015-01-08 Listed $267,000 GLVAR