3930 University Center Dr #402 · Paradise, NV 89119

$150,000

3 bd · 2.0 ba · 1,321 sqft · Condo public records · 162 Days on market

Built 1975 $754/mo HOA · 33% 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 +17.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 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

Listing remarks MLS

2 bedroom 2 bath 4th floor unit in elevator building. Updated kitchen with granite. Living roomsofa is also a sleeper . Building offers security, pool, tennis court, indoor rec room with pool table and table tennis. Every floor has coin laundry for your convenience. Located near UNLV and the strip. Call today for a showing

Key facts

• Tennis court
• Updated kitchen
• Pool

Tags

• ELEVATOR BUILDING
• UPDATED KITCHEN
• SECURITY
• POOL
• TENNIS COURT
• INDOOR REC ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% 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); 199 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 51% 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).
• At $2,263/mo this rent would consume 58% 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 $1k of loan paydown is wiped out by about $4k 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 162 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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: 1.51% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 5.5

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: -16.2%
• Equity multiple: 0.45×
• Total profit: $-23,084
• Equity at exit: $22,365

10-year hold

• IRR: -19.8%
• Equity multiple: 0.18×
• Total profit: $-34,438
• Equity at exit: $12,969

Cash invested: $42,000 (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: 199
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,263 high
• Mortgage (P&I): −$787
• Tax from tax record: −$68 /mo · $812/yr
• Insurance: −$62
• HOA: −$754
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $117

Break-even live

Break-even rent $2,115

Max offer price $150,000

Occupancy floor 90%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3930 University Center Dr Las Vegas, NV	2.0	2.0–3.0	1200	$1,725	$1.44	43d	2	0.03mi
818 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.5	1158	$2,895	$2.50	2d	34	0.15mi
1061 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	967	$2,203	$2.28	14d	35	0.38mi
3930 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	999	$3,370	$3.37	2d	87	0.45mi
544 Oakbrook Ln Las Vegas, NV	2.0	1.5	1146	$1,950	$1.70	43d	1	0.53mi
3550 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	947	$1,750	$1.85	43d	20	0.63mi
3776 Howard Hughes Pkwy Las Vegas, NV	3.0	1.0–2.5	1548	$3,698	$2.39	1d	9	0.64mi
1601 E Katie Ave Las Vegas, NV	1.0–2.0	1.0–2.0	809	$1,852	$2.29	43d	13	0.76mi
1700 E Viking Rd Las Vegas, NV	2.0	2.0	1085	$1,662	$1.53	43d	3	0.83mi
900 E Desert Inn Rd Las Vegas, NV	1.0–2.0	1.0–2.0	1077	$1,800	$1.67	43d	5	0.83mi
270 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	877	$2,100	$2.39	43d	7	0.91mi
260 E Flamingo Rd Las Vegas, NV	2.0	2.0	1018	$2,475	$2.43	2d	1	0.92mi
260 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	881	$2,295	$2.60	43d	4	0.92mi
260 E Flamingo Rd Las Vegas, NV	2.0	2.0	1018	$2,372	$2.33	23d	2	0.92mi
4386 Caliente St Las Vegas, NV	2.0	2.0	1137	$1,679	$1.48	43d	1	1.00mi
3145 Bel Air Dr Las Vegas, NV	2.0	2.0	1305	$2,495	$1.91	21d	1	1.01mi
3159 Bel Air Dr Las Vegas, NV	2.0	2.0	1305	$2,750	$2.11	21d	1	1.01mi
220 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	863	$2,195	$2.54	43d	7	1.02mi
210 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	833	$2,100	$2.52	43d	6	1.04mi
3111 Bel Air Dr Las Vegas, NV	2.0–3.0	2.5	2032	$2,800	$1.38	43d	3	1.08mi
3111 Bel Air Dr Las Vegas, NV	2.0–3.0	2.5–3.5	2764	$15,000	$5.43	4d	2	1.08mi
360 E Desert Inn Rd Las Vegas, NV	2.0–3.0	2.0–3.0	2120	$4,500	$2.12	43d	4	1.09mi
360 E Desert Inn Rd Las Vegas, NV	2.0–3.0	2.0–3.0	2120	$4,400	$2.08	23d	3	1.09mi
360 E Desert Inn Rd Las Vegas, NV	2.0–3.0	2.0	1989	$4,400	$2.21	4d	2	1.09mi
4674 Monterey Cir #1 Las Vegas, NV	2.0	1.0	1000	$1,750	$1.75	43d	1	1.20mi
2999 Bel Air Dr Las Vegas, NV	2.0	2.0	1326	$2,700	$2.04	21d	1	1.23mi
205 E Harmon Ave Las Vegas, NV	1.0–2.0	1.5–2.0	1182	$1,950	$1.65	43d	5	1.23mi
1577 Elizabeth Ave #1 Las Vegas, NV	2.0	2.0	1064	$1,600	$1.50	43d	1	1.35mi
4255 Channel 10 Dr Las Vegas, NV	1.0–3.0	1.0–2.0	899	$1,795	$2.00	2d	7	1.37mi
4801 Spencer St Las Vegas, NV	1.0–3.0	1.0–2.0	1072	$2,069	$1.93	43d	14	1.37mi
2831 Geary Pl #2909 Las Vegas, NV	2.0	1.0	1112	$1,899	$1.71	43d	1	1.37mi
2191 Pinetop Ln #105 Las Vegas, NV	3.0	2.0	1552	$2,000	$1.29	43d	1	1.38mi
4330 Channel 10 Dr Las Vegas, NV	1.0–2.0	1.0–2.0	807	$1,925	$2.39	12d	27	1.45mi
5108 Wilbur St Las Vegas, NV	4.0	2.0	1776	$7,200	$4.05	23d	1	1.45mi
4440 Woodpine Dr #108 Las Vegas, NV	3.0	3.0	1405	$1,645	$1.17	20d	1	1.46mi
3442 Pueblo Way Las Vegas, NV	3.0	2.0	1847	$1,895	$1.03	2d	1	1.48mi
1635 E Tropicana Ave Las Vegas, NV	3.0	1.0–3.0	832	$2,517	$3.02	2d	68	1.48mi

HOA detail condo

• Monthly dues: $754 · $9,048/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-03
   days on market $150,000 Active 162 DOM
2. 2026-06-02
   days on market $150,000 Active 161 DOM
3. 2026-06-01
   days on market $150,000 Active 160 DOM
4. 2026-05-31
   days on market $150,000 Active 159 DOM
5. 2026-04-17
   price $169,999 324-char remark

   Show marketing remark (324 chars)

   2 bedroom 2 bath 4th floor unit in elevator building. Updated kitchen with granite. Living roomsofa is also a sleeper . Building offers security, pool, tennis court, indoor rec room with pool table and table tennis. Every floor has coin laundry for your convenience. Located near UNLV and the strip. Call today for a showing

6. 2026-02-13
   status Active 324-char remark

   Show marketing remark (324 chars)

   2 bedroom 2 bath 4th floor unit in elevator building. Updated kitchen with granite. Living roomsofa is also a sleeper . Building offers security, pool, tennis court, indoor rec room with pool table and table tennis. Every floor has coin laundry for your convenience. Located near UNLV and the strip. Call today for a showing

7. 2025-12-10
   listed $179,999 Active 324-char remark

   Show marketing remark (324 chars)

   2 bedroom 2 bath 4th floor unit in elevator building. Updated kitchen with granite. Living roomsofa is also a sleeper . Building offers security, pool, tennis court, indoor rec room with pool table and table tennis. Every floor has coin laundry for your convenience. Located near UNLV and the strip. Call today for a showing

8. 2019-10-17
   soldstatus $136,000 Sold 352-char remark

   Show marketing remark (352 chars)

   Stunning and spacious 2 bedroom 2 full bath corner unit in the heart of Las Vegas! Conveniently located near the strip, shopping, and UNLV. Great for investors! Condo has all the amenities- community pool, spa, tennis court, exercise room, game room, and concierge. Gated, and security located in building. MUST SEE!! Great price for high rise living!!

9. 2019-10-17
   soldstatus $136,000

   Show marketing remark (352 chars)

   Stunning and spacious 2 bedroom 2 full bath corner unit in the heart of Las Vegas! Conveniently located near the strip, shopping, and UNLV. Great for investors! Condo has all the amenities- community pool, spa, tennis court, exercise room, game room, and concierge. Gated, and security located in building. MUST SEE!! Great price for high rise living!!

10. 2019-10-04
    status Active 352-char remark

    Show marketing remark (352 chars)

    Stunning and spacious 2 bedroom 2 full bath corner unit in the heart of Las Vegas! Conveniently located near the strip, shopping, and UNLV. Great for investors! Condo has all the amenities- community pool, spa, tennis court, exercise room, game room, and concierge. Gated, and security located in building. MUST SEE!! Great price for high rise living!!

11. 2019-08-15
    status Pending 352-char remark

    Show marketing remark (352 chars)

    Stunning and spacious 2 bedroom 2 full bath corner unit in the heart of Las Vegas! Conveniently located near the strip, shopping, and UNLV. Great for investors! Condo has all the amenities- community pool, spa, tennis court, exercise room, game room, and concierge. Gated, and security located in building. MUST SEE!! Great price for high rise living!!

12. 2019-08-12
    status Active 352-char remark

    Show marketing remark (352 chars)

    Stunning and spacious 2 bedroom 2 full bath corner unit in the heart of Las Vegas! Conveniently located near the strip, shopping, and UNLV. Great for investors! Condo has all the amenities- community pool, spa, tennis court, exercise room, game room, and concierge. Gated, and security located in building. MUST SEE!! Great price for high rise living!!

13. 2019-07-12
    status Pending 352-char remark

    Show marketing remark (352 chars)

    Stunning and spacious 2 bedroom 2 full bath corner unit in the heart of Las Vegas! Conveniently located near the strip, shopping, and UNLV. Great for investors! Condo has all the amenities- community pool, spa, tennis court, exercise room, game room, and concierge. Gated, and security located in building. MUST SEE!! Great price for high rise living!!

14. 2019-07-12
    historical 352-char remark

    Show marketing remark (352 chars)

    Stunning and spacious 2 bedroom 2 full bath corner unit in the heart of Las Vegas! Conveniently located near the strip, shopping, and UNLV. Great for investors! Condo has all the amenities- community pool, spa, tennis court, exercise room, game room, and concierge. Gated, and security located in building. MUST SEE!! Great price for high rise living!!

15. 2019-07-10
    status Active 352-char remark

    Show marketing remark (352 chars)

    Stunning and spacious 2 bedroom 2 full bath corner unit in the heart of Las Vegas! Conveniently located near the strip, shopping, and UNLV. Great for investors! Condo has all the amenities- community pool, spa, tennis court, exercise room, game room, and concierge. Gated, and security located in building. MUST SEE!! Great price for high rise living!!

16. 2019-07-06
    status Pending 352-char remark

    Show marketing remark (352 chars)

    Stunning and spacious 2 bedroom 2 full bath corner unit in the heart of Las Vegas! Conveniently located near the strip, shopping, and UNLV. Great for investors! Condo has all the amenities- community pool, spa, tennis court, exercise room, game room, and concierge. Gated, and security located in building. MUST SEE!! Great price for high rise living!!

17. 2019-07-02
    listed $130,000 Active 352-char remark

    Show marketing remark (352 chars)

    Stunning and spacious 2 bedroom 2 full bath corner unit in the heart of Las Vegas! Conveniently located near the strip, shopping, and UNLV. Great for investors! Condo has all the amenities- community pool, spa, tennis court, exercise room, game room, and concierge. Gated, and security located in building. MUST SEE!! Great price for high rise living!!

18. 2003-05-15
    soldstatus $93,000
19. 1995-05-01
    soldstatus $41,000
20. 1977-01-12
    soldstatus $41,000

ⓘ 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: $812 · $68/mo
• Projected year-2 tax: $885 · $74/mo
• Expected delta: +$73/yr (+$6/mo · 8.9%)

ⓘ 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,151
• − Mortgage interest: −$8,402
• − Property taxes: −$812
• − Insurance: −$750
• − Repairs & maintenance: −$2,172
• − Management: −$2,172
• − HOA: −$9,048
• − Depreciation: −$4,364
• Taxable loss: −$569
• Est. tax savings @ 24.0%: +$137
• After-tax cash flow: $1,536/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

+314.6% since first listed

16 events — show timeline

• 2026-04-17 Price Changed $169,999 GLVAR
• 2026-02-13 Relisted — GLVAR
• 2025-12-10 Listed $179,999 GLVAR
• 2019-10-17 Sold (Public Records) $136,000 Public Records
• 2019-10-17 Sold (MLS) $136,000 GLVAR
• 2019-10-04 Relisted — GLVAR
• 2019-08-15 Pending — GLVAR
• 2019-08-12 Relisted — GLVAR
• 2019-07-12 Pending — GLVAR
• 2019-07-12 Listing Removed — GLVAR
• 2019-07-10 Relisted — GLVAR
• 2019-07-06 Pending — GLVAR
• 2019-07-02 Listed $130,000 GLVAR
• 2003-05-15 Sold (Public Records) $93,000 Public Records
• 1995-05-01 Sold (Public Records) $41,000 Public Records
• 1977-01-12 Sold (Public Records) $41,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $812 · +7.6% YoY. Source: county tax records.