825 N Lamb Blvd · Las Vegas, NV 89110

$30,000

3 bd · 2.0 ba · 3,394 sqft · Land public records · 15 Days on market

Built 1974

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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
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

It & acirc; & euro; & trade; s a very nice family home, three spacious bedrooms, and two full bathrooms. Parking for three cars. Very nice place. The ac and the heater works good.

Key facts

• Built 1974
• Listed 14 days

Property features AI

Exterior

• Home design: Built in 1974
• Construction: 980 square feet of living area
• Exterior features: Located in the East Las Vegas subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $30k.

Deal economics

• At list price, monthly cash flow is $766 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $30k (1.5% 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 rising (+1.8%/yr); 260 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $207 of loan paydown is wiped out by about $900 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 + 1.8% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,550 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — 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: 4.11% ✓
• Cap rate: 36.94%
• Cash-on-cash: 109.46%
• DSCR: 5.87
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.06×
• Total profit: $42,464
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 12.18×
• Total profit: $93,908
• Equity at exit: $2,594

Cash invested: $8,400 (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 89110

• Rents YoY: 1.8%
• Active inventory: 260
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,232 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $766

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 33%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
921 Snug Harbor St Unit D Las Vegas, NV	2.0	1.0	2896	$1,200	$0.41	23d	1	0.26mi
4201 Terrestrial Dr Unit 122 Las Vegas, NV	2.0	1.0	3212	$1,100	$0.34	43d	1	0.95mi
1843 Cosmic Dr #268 Las Vegas, NV	2.0	1.0	3212	$1,100	$0.34	43d	1	0.98mi
1843 Cosmic Dr #268 Las Vegas, NV	2.0	1.0	3212	$1,100	$0.34	7d	1	0.98mi
1842 Nebula Dr Unit 270 Las Vegas, NV	2.0	1.0	3212	$1,150	$0.36	7d	1	0.99mi
1858 Dwarf Star Dr Unit 233 Las Vegas, NV	2.0	1.0	3212	$1,100	$0.34	43d	1	0.99mi
1641 N Lamont St Unit C Las Vegas, NV	2.0	1.0	3080	$945	$0.31	20d	1	0.99mi
1872 Cosmic Dr Unit 254 Las Vegas, NV	2.0	1.0	3212	$1,042	$0.32	23d	1	1.00mi
1662 N Lamont St Unit 102 Las Vegas, NV	2.0	2.0	3936	$1,250	$0.32	43d	1	1.03mi
1662 N Lamont St Unit 202 Las Vegas, NV	2.0	2.0	3936	$1,250	$0.32	23d	1	1.03mi
1884 Nebula Dr Unit 276 Las Vegas, NV	2.0	1.0	3212	$950	$0.30	43d	1	1.03mi
1724 Breckenwood Ct Unit 2 Las Vegas, NV	2.0	1.0	3200	$995	$0.31	43d	1	1.05mi
4920 Stanley Ave Unit 3 Las Vegas, NV	2.0	1.0	3290	$1,300	$0.40	23d	1	1.09mi
1983 Cosmic Dr Unit 193 Las Vegas, NV	2.0	1.0	3212	$1,100	$0.34	43d	1	1.12mi
1896 Fulstone Way Unit 3 Las Vegas, NV	2.0	1.0	3290	$800	$0.24	23d	1	1.17mi
4945 Kell Ln Unit 2 Las Vegas, NV	2.0	1.0	3290	$900	$0.27	43d	1	1.18mi
5270 Carriellen Ln Unit A Las Vegas, NV	2.0	1.0	3488	$950	$0.27	43d	1	1.25mi
5270 Carriellen Ln Unit A Las Vegas, NV	2.0	1.0	3488	$950	$0.27	23d	1	1.25mi

Listing history 9 events

1. 2026-06-16
   days on market $30,000 Active 15 DOM
2. 2026-06-15
   days on market $30,000 Active 14 DOM
3. 2026-06-13
   days on market $30,000 Active 12 DOM
4. 2026-06-09
   days on market $30,000 Active 8 DOM
5. 2026-06-08
   days on market $30,000 Active 7 DOM
6. 2026-06-08
   days on market $30,000 Active 6 DOM
7. 2026-06-03
   days on market $30,000 Active 2 DOM
8. 2026-06-02
   remarks 179-char remark
9. 2026-06-02
   listed $30,000 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,788
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$873
• Taxable income: $9,269
• Est. tax owed @ 24.0%: −$2,225
• After-tax cash flow: $6,970/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): 69,107
• Household income: $61,001
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 3134.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 63% White 20% Two or more races 18% Black 8% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 52% Cuban 3%
• Common ancestry: Lithuanian 1% Italian 1% Romanian 1%
• Foreign-born: 31% · Canada
• Languages at home: 42% English-only · Spanish 53% Tagalog/Filipino 2% 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: ▼ -165.11%
• Current HPI: 299.1815
• Rent YoY: ▲ 1.78%
• 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

-99.6% since first listed

3 events — show timeline

• 2026-06-02 Listed $30,000 FSBO.com
• 2015-09-25 Sold (Public Records) $6,700,000 Public Records
• 1988-01-15 Sold (Public Records) $7,400,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $92,829 · +8.0% YoY. Source: county tax records.