636 Brookway Ln · Paradise, NV 89169

$185,000

3 bd · 2.5 ba · 1,533 sqft · Townhouse public records · 120 Days on market

Built 1974 1,742 sqft lot $404/mo HOA · 15% 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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three-bedroom, two-and-a-half bath townhome located in central Las Vegas, near shopping and restaurants. The kitchen features laminate countertops and vinyl flooring. This home also includes a wood-burning fireplace in the living room. The primary bedroom has a balcony. Show it today! All figures and measurements are only approximate. Buyer is to verify schools, HOA, measurements and utilities.

Key facts

• Vinyl flooring
• Laminate countertops
• $404 HOA

Tags

• WOOD-BURNING FIREPLACE
• LAMINATE COUNTERTOPS
• VINYL FLOORING
• PRIMARY BEDROOM BALCONY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $168k (9.0% 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+, schools F, 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.
• Market conditions: Rents falling (-4.4%/yr); 178 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• At $2,627/mo this rent would consume 77% of the median local household income ($41k/yr) (locally 2744% 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

• It's been on market 120 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $185k implies a 294% 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 $168,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 1.42% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.26%
• DSCR: 1.59
• GRM: 5.9

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-1,054
• Equity at exit: $27,584

10-year hold

• IRR: 5.2%
• Equity multiple: 1.33×
• Total profit: $16,977
• Equity at exit: $15,995

Cash invested: $51,800 (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 89169

• Home prices YoY: -33.4%
• Rents YoY: -4.4%
• Active inventory: 178
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,627 high
• Mortgage (P&I): −$970
• Tax from tax record: −$52 /mo · $625/yr
• Insurance: −$77
• HOA: −$404
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $572

Break-even live

Break-even rent $1,903

Max offer price $185,000

Occupancy floor 73%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
544 Oakbrook Ln Las Vegas, NV	2.0	1.5	1146	$1,950	$1.70	43d	1	0.09mi
3550 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	947	$1,750	$1.85	43d	20	0.16mi
3776 Howard Hughes Pkwy Las Vegas, NV	3.0	1.0–2.5	1548	$3,698	$2.39	2d	9	0.45mi
3930 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	999	$3,370	$3.37	2d	87	0.45mi
900 E Desert Inn Rd Las Vegas, NV	1.0–2.0	1.0–2.0	1077	$1,800	$1.67	43d	5	0.50mi
360 E Desert Inn Rd Las Vegas, NV	2.0–3.0	2.0–3.0	2120	$4,500	$2.12	43d	4	0.54mi
360 E Desert Inn Rd Las Vegas, NV	2.0–3.0	2.0	1989	$4,400	$2.21	4d	2	0.54mi
360 E Desert Inn Rd Las Vegas, NV	2.0–3.0	2.0–3.0	2120	$4,400	$2.08	23d	3	0.54mi
3930 University Center Dr Las Vegas, NV	2.0	2.0–3.0	1200	$1,725	$1.44	43d	2	0.59mi
3159 Bel Air Dr Las Vegas, NV	2.0	2.0	1305	$2,750	$2.11	22d	1	0.66mi
818 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.5	1158	$2,895	$2.50	2d	34	0.66mi
3151 Bel Air Dr Las Vegas, NV	3.0	2.5	2176	$3,100	$1.42	23d	1	0.67mi
3145 Bel Air Dr Las Vegas, NV	2.0	2.0	1305	$2,495	$1.91	22d	1	0.67mi
3111 Bel Air Dr Las Vegas, NV	2.0–3.0	2.5	2032	$2,800	$1.38	43d	3	0.76mi
3111 Bel Air Dr Las Vegas, NV	2.0–3.0	2.5–3.5	2764	$15,000	$5.43	4d	2	0.76mi
2831 Geary Pl #2909 Las Vegas, NV	2.0	1.0	1112	$1,899	$1.71	43d	1	0.87mi
2999 Bel Air Dr Las Vegas, NV	2.0	2.0	1326	$2,700	$2.04	22d	1	0.89mi
260 E Flamingo Rd Las Vegas, NV	2.0	2.0	1018	$2,372	$2.33	23d	2	0.89mi
260 E Flamingo Rd Las Vegas, NV	2.0	2.0	1018	$2,475	$2.43	2d	1	0.89mi
270 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	877	$2,100	$2.39	43d	7	0.91mi
1061 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	967	$2,203	$2.28	14d	35	0.94mi
2777 Paradise Rd #3503 Las Vegas, NV	2.0	2.5	2195	$6,950	$3.17	43d	1	0.97mi
2747 Paradise Rd #205 Las Vegas, NV	2.0	2.0	1556	$2,856	$1.84	43d	1	0.99mi
596 Tam O Shanter Las Vegas, NV	2.0	2.0	1350	$1,750	$1.30	43d	1	1.03mi
624 Tam O Shanter Las Vegas, NV	2.0	2.5	1800	$2,600	$1.44	14d	1	1.04mi
1575 Cherokee Ln Las Vegas, NV	4.0	2.0	1952	$2,350	$1.20	43d	1	1.04mi
3334 Seminole Cir Las Vegas, NV	4.0	3.0	1947	$5,200	$2.67	23d	1	1.09mi
1601 E Katie Ave Las Vegas, NV	1.0–2.0	1.0–2.0	809	$1,852	$2.29	43d	13	1.09mi
322 Karen Ave Las Vegas, NV	1.0–2.0	1.0–2.0	1109	$3,500	$3.15	4d	3	1.11mi
322 Karen Ave Las Vegas, NV	1.0–2.0	1.5–2.0	1109	$3,500	$3.15	3d	3	1.11mi
222 Karen Ave #4101 Las Vegas, NV	2.0	2.0	1399	$4,000	$2.86	1d	1	1.12mi
222 Karen Ave #4005 Las Vegas, NV	2.0	3.0	1646	$4,500	$2.73	23d	1	1.12mi
222 Karen Ave #3804 Las Vegas, NV	2.0	3.0	1646	$5,000	$3.04	43d	1	1.12mi
222 Karen Ave #3504 Las Vegas, NV	3.0	2.5	1646	$4,000	$2.43	43d	1	1.12mi
1700 E Viking Rd Las Vegas, NV	2.0	2.0	1085	$1,662	$1.53	43d	3	1.18mi
2700 Las Vegas Blvd S Las Vegas, NV	2.0	2.0–2.5	1283	$2,792	$2.18	12d	4	1.19mi
2700 Las Vegas Blvd S Las Vegas, NV	1.0–2.0	1.0–2.5	1226	$2,950	$2.41	17d	4	1.19mi
1100 Tam O Shanter Las Vegas, NV	2.0	2.0	1400	$2,100	$1.50	43d	1	1.21mi
1734 Sombrero Dr Las Vegas, NV	4.0	2.0	2173	$2,795	$1.29	43d	1	1.28mi
205 E Harmon Ave Las Vegas, NV	1.0–2.0	1.5–2.0	1182	$1,950	$1.65	43d	5	1.39mi

HOA detail

• Monthly dues: $404 · $4,848/yr
• Likely covers: gas

Listing history 17 events

1. 2026-06-18
   days on market $185,000 Active 120 DOM
2. 2026-06-17
   days on market $185,000 Active 119 DOM
3. 2026-06-16
   days on market $185,000 Active 118 DOM
4. 2026-06-15
   days on market $185,000 Active 117 DOM
5. 2026-06-13
   days on market $185,000 Active 115 DOM
6. 2026-06-09
   days on market $185,000 Active 111 DOM
7. 2026-06-08
   pricedays on market $185,000 Active 110 DOM
8. 2026-06-07
   days on market $208,000 Active 109 DOM
9. 2026-06-03
   days on market $208,000 Active 105 DOM
10. 2026-06-02
    days on market $208,000 Active 104 DOM
11. 2026-06-01
    days on market $208,000 Active 103 DOM
12. 2026-05-31
    days on market $208,000 Active 102 DOM
13. 2026-03-26
    price $208,000 397-char remark

    Show marketing remark (397 chars)

    Three-bedroom, two-and-a-half bath townhome located in central Las Vegas, near shopping and restaurants. The kitchen features laminate countertops and vinyl flooring. This home also includes a wood-burning fireplace in the living room. The primary bedroom has a balcony. Show it today! All figures and measurements are only approximate. Buyer is to verify schools, HOA, measurements and utilities.

14. 2026-02-18
    status Active 397-char remark

    Show marketing remark (397 chars)

    Three-bedroom, two-and-a-half bath townhome located in central Las Vegas, near shopping and restaurants. The kitchen features laminate countertops and vinyl flooring. This home also includes a wood-burning fireplace in the living room. The primary bedroom has a balcony. Show it today! All figures and measurements are only approximate. Buyer is to verify schools, HOA, measurements and utilities.

15. 2026-02-17
    listed $206,000 Active 397-char remark

    Show marketing remark (397 chars)

    Three-bedroom, two-and-a-half bath townhome located in central Las Vegas, near shopping and restaurants. The kitchen features laminate countertops and vinyl flooring. This home also includes a wood-burning fireplace in the living room. The primary bedroom has a balcony. Show it today! All figures and measurements are only approximate. Buyer is to verify schools, HOA, measurements and utilities.

16. 1990-09-14
    soldstatus $47,000
17. 1984-05-02
    soldstatus $47,000

ⓘ 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: $625 · $52/mo
• Projected year-2 tax: $1,092 · $91/mo
• Expected delta: +$466/yr (+$39/mo · 74.5%)

ⓘ 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 ≥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: $31,528
• − Mortgage interest: −$10,363
• − Property taxes: −$625
• − Insurance: −$925
• − Repairs & maintenance: −$2,522
• − Management: −$2,522
• − HOA: −$4,848
• − Depreciation: −$5,382
• Taxable income: $4,340
• Est. tax owed @ 24.0%: −$1,042
• After-tax cash flow: $5,825/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): 22,171
• Household income: $40,904
• Rent vs Own: 80.7% rent · 19.3% own
• Severe rent burden: 2744.0

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 33% White 30% Black 23% Two or more races 13% Asian 9% Native American 2%
• Hispanic origin (detail): Mexican 21% Cuban 5%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 30% · Canada, China
• Languages at home: 59% English-only · Spanish 27% Tagalog/Filipino 4% Other Asian/Pacific 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: ▼ -136.91%
• Current HPI: 272.6449
• Rent YoY: ▼ -4.43%
• 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

+342.6% since first listed

5 events — show timeline

• 2026-03-26 Price Changed $208,000 GLVAR
• 2026-02-18 Relisted — GLVAR
• 2026-02-17 Listed $206,000 GLVAR
• 1990-09-14 Sold (Public Records) $47,000 Public Records
• 1984-05-02 Sold (Public Records) $47,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $625 · +2.6% YoY. Source: county tax records.