536 North Cir · Paradise, NV 89119

$820,000

8 bd · 4.0 ba · 2,924 sqft · MultiFamily public records · 81 Days on market

Built 1963 8,712 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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• 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

Amazing opportunity to own this beautiful fourplex near the famous Las Vegas Strip! Spacious floor plan featuring 4 freshly painted units with 2 bedrooms and 1 bath each. All appliances, New plumbing and sewer lines, and so many upgrades! Sitting on a large fenced corner lot with security system, private gates, and a laundry room. Located just minutes away from entertainment, restaurants, shopping, Las Vegas University, and the airport. Don't miss this one!

Key facts

• New plumbing
• Security system
• Laundry room

Tags

• FENCED CORNER LOT
• SECURITY SYSTEM
• PRIVATE GATES
• LAUNDRY ROOM
• NEW PLUMBING
• NEW SEWER LINES

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $820k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $482/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $820k).
• Recommended offer: $771k (6.0% 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 soft (-1.8%/yr); 200 active listings in the ZIP; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• At $8,501/mo this rent would consume 217% of the median local household income ($47k/yr) (locally 4678% 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 $6k of loan paydown is wiped out by about $25k 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 81 days — a 6% lower offer ($771k) is reasonable based on typical stale-listing flexibility.
• 8 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 $330k; list at $820k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $770,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.04% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.07%
• DSCR: 1.45
• GRM: 8.0

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: -4.3%
• Equity multiple: 0.85×
• Total profit: $-35,498
• Equity at exit: $122,265

10-year hold

• IRR: 2.0%
• Equity multiple: 1.13×
• Total profit: $29,138
• Equity at exit: $70,899

Cash invested: $229,600 (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 89119

• Rents YoY: -1.8%
• Active inventory: 200
• Price-to-rent: 32.2×

Monthly cashflow live

• Estimated rent: $8,501 high
• Mortgage (P&I): −$4,300
• Tax from tax record: −$147 /mo · $1,769/yr
• Insurance: −$342
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,785
• Net cashflow: $1,927

Break-even live

Break-even rent $6,062

Max offer price $820,000

Occupancy floor 72%

Sensitivity live

Price	-10% $2,391	-5% $2,159	+0% $1,927	+5% $1,694	+10% $482
Rent	-10% $1,255	-5% $1,591	+0% $1,927	+5% $2,262	+10% $2,598
Rate	-1.0pp $2,339	-0.5pp $2,135	base $1,927	+0.5pp $1,714	+1.0pp $1,498

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$8,500
Total (4 units)			$8,501

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: $205,000
• Closing costs: $24,600
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-21
   days on market $820,000 Active 81 DOM
2. 2026-06-18
   days on market $820,000 Active 78 DOM
3. 2026-06-17
   days on market $820,000 Active 77 DOM
4. 2026-06-16
   days on market $820,000 Active 76 DOM
5. 2026-06-15
   days on market $820,000 Active 75 DOM
6. 2026-06-13
   days on market $820,000 Active 73 DOM
7. 2026-06-09
   days on market $820,000 Active 69 DOM
8. 2026-06-08
   days on market $820,000 Active 68 DOM
9. 2026-06-07
   days on market $820,000 Active 67 DOM
10. 2026-06-03
    days on market $820,000 Active 63 DOM
11. 2026-06-02
    days on market $820,000 Active 62 DOM
12. 2026-06-01
    days on market $820,000 Active 61 DOM
13. 2026-05-31
    days on market $820,000 Active 60 DOM
14. 2026-04-01
    listed $820,000 Active 461-char remark

    Show marketing remark (461 chars)

    Amazing opportunity to own this beautiful fourplex near the famous Las Vegas Strip! Spacious floor plan featuring 4 freshly painted units with 2 bedrooms and 1 bath each. All appliances, New plumbing and sewer lines, and so many upgrades! Sitting on a large fenced corner lot with security system, private gates, and a laundry room. Located just minutes away from entertainment, restaurants, shopping, Las Vegas University, and the airport. Don't miss this one!

15. 2026-03-31
    historical
16. 2025-08-06
    price $840,000
17. 2024-09-21
    listed $850,000 Active
18. 2019-06-17
    historical
19. 2019-06-12
    status Active
20. 2019-06-06
    status Pending
21. 2019-05-01
    listed $350,000 Active
22. 2018-07-10
    soldstatus $330,000 Sold
23. 2018-07-10
    soldstatus $330,000
24. 2018-06-13
    historical Contingent Offer
25. 2018-05-04
    listed $325,000 Active
26. 2014-09-10
    soldstatus $170,000
27. 2014-08-28
    historical Contingent Offer
28. 2014-07-31
    status Pending
29. 2014-06-27
    listed $182,000 Exclusive Right
30. 2014-05-16
    price $187,000
31. 2014-05-16
    historical
32. 2014-04-16
    listed $197,500 Exclusive Right
33. 2014-03-10
    historical
34. 2014-02-17
    price $199,000
35. 2014-01-20
    listed $220,000 Exclusive Right
36. 2013-02-14
    soldstatus $556,000
37. 2008-01-28
    soldstatus $500,000
38. 1999-06-11
    soldstatus $165,000
39. 1997-11-21
    soldstatus $154,000
40. 1985-04-03
    soldstatus $145,000

ⓘ 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: $1,769 · $147/mo
• Projected year-2 tax: $4,838 · $403/mo
• Expected delta: +$3,069/yr (+$256/mo · 173.5%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $102,012
• − Mortgage interest: −$45,933
• − Property taxes: −$1,769
• − Insurance: −$4,100
• − Repairs & maintenance: −$8,161
• − Management: −$8,161
• − Depreciation: −$23,855
• Taxable income: $10,034
• Est. tax owed @ 24.0%: −$2,408
• After-tax cash flow: $20,710/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): 50,196
• Household income: $46,960
• Rent vs Own: 77.2% rent · 22.8% own
• Severe rent burden: 4678.0

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 38% White 29% Two or more races 18% Black 13% Asian 11%
• Hispanic origin (detail): Mexican 23% Puerto Rican 1% Cuban 4%
• Common ancestry: Romanian 2% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 31% · Canada, China, Jamaica
• Languages at home: 57% English-only · Spanish 29% Tagalog/Filipino 6% Other Indo-European 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: ▼ -221.72%
• Current HPI: 266.4892
• Rent YoY: ▼ -1.81%
• 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

+465.5% since first listed

27 events — show timeline

• 2026-04-01 Listed $820,000 GLVAR
• 2026-03-31 Listing Removed — GLVAR
• 2025-08-06 Price Changed $840,000 GLVAR
• 2024-09-21 Listed $850,000 GLVAR
• 2019-06-17 Listing Removed — GLVAR
• 2019-06-12 Relisted — GLVAR
• 2019-06-06 Pending — GLVAR
• 2019-05-01 Listed $350,000 GLVAR
• 2018-07-10 Sold (Public Records) $330,000 Public Records
• 2018-07-10 Sold (MLS) $330,000 GLVAR
• 2018-06-13 Contingent — GLVAR
• 2018-05-04 Listed $325,000 GLVAR
• 2014-09-10 Sold (Public Records) $170,000 Public Records
• 2014-08-28 Contingent — GLVAR
• 2014-07-31 Pending — GLVAR
• 2014-06-27 Listed $182,000 GLVAR
• 2014-05-16 Listing Removed — GLVAR
• 2014-05-16 Price Changed $187,000 GLVAR
• 2014-04-16 Listed $197,500 GLVAR
• 2014-03-10 Listing Removed — GLVAR
• 2014-02-17 Price Changed $199,000 GLVAR
• 2014-01-20 Listed $220,000 GLVAR
• 2013-02-14 Sold (Public Records) $556,000 Public Records
• 2008-01-28 Sold (Public Records) $500,000 Public Records
• 1999-06-11 Sold (Public Records) $165,000 Public Records
• 1997-11-21 Sold (Public Records) $154,000 Public Records
• 1985-04-03 Sold (Public Records) $145,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,769 · -36.2% YoY. Source: county tax records.