304 Orland St #53 · Las Vegas, NV 89107

$139,999

2 bd · 1.0 ba · 918 sqft · Condo public records · 3 Days on market

Built 1963 $235/mo HOA · 17% of rent

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Why this score? — see what drove the D 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 +14.3/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a fantastic 2 bedroom unit on the second floor. The first unit at the top of the stairs. New paint, baseboard, light fixtures, ceiling fans, new kitchen granite countertops, new bathroom vanity, new bathroom shower, and fresh paint. The community features a laundry facility and a community pool. The unit includes a storage room, an assigned parking spot at the bottom of the stairs.

Key facts

• Move-in ready
• Community pool
• Conveniently located

Tags

• MOVE-IN READY
• COMMUNITY POOL
• BRIGHT AND OPEN FLOOR PLAN
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Zoned multi-family
• HOA & community: Has HOA (Park Ridge); Monthly association fee; Association fee covers grounds maintenance, sewer, trash and water; Community pool

Exterior

• Parking: Assigned open parking (one space)
• Utilities: Public water; Public sewer; Underground utilities; Photovoltaics: none
• Home design: Multi-family property; 2 stories; Faces south; Attached property; Resale
• Construction: Drywall construction; Composition/shingle roof; Resale construction
• Exterior features: Front yard; Landscaped; Less than quarter acre lot; Community pool; No additional exterior features listed

Interior

• Kitchen: Granite countertops; Dishwasher; Electric range; Disposal; Refrigerator; Tile flooring in kitchen
• Bedrooms: 2 possible bedrooms; Upstairs bedroom with ceiling fan and closet (13x12); Upstairs bedroom with ceiling fan (14x10)
• Flooring: Tile
• Bathrooms: 1 full bathroom; Bathroom with double sink and shower-only
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Unfurnished; Tile flooring
• Laundry & utility: Laundry room with coin-operated machines

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $26 ($311/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (1.7% below list).
• Recommended offer: $138k (1.7% 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: Mcwilliams J T Es (math 12% / reading 23%, grade F, #307 of 402 statewide, top 77%, 684 students, 100% FRL); Gibson Robert O Ms Leadership Academy (math 12% / reading 26%, grade F, #80 of 109 statewide, top 73%, 1,195 students, 100% FRL); Western Hs (math 3% / reading 13%, grade F, #129 of 131 statewide, top 98%, 2,949 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 15% at this address vs 30% district-wide (-15 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 soft (-1.1%/yr); 148 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 97% 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 $968 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 17y 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.

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 $137,571 (1.7% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 8.5

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: -18.7%
• Equity multiple: 0.36×
• Total profit: $-24,986
• Equity at exit: $20,874

10-year hold

• IRR: -19.7%
• Equity multiple: 0.11×
• Total profit: $-34,893
• Equity at exit: $12,105

Cash invested: $39,200 (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 89107

• Rents YoY: -1.1%
• Active inventory: 148
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$734
• Tax from tax record: −$33 /mo · $400/yr
• Insurance: −$58
• HOA: −$235
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $26

Break-even live

Break-even rent $1,343

Max offer price $139,999

Occupancy floor 93%

Sensitivity live

Price	-10% $105	-5% $66	+0% $26	+5% $-14	+10% $-53
Rent	-10% $-83	-5% $-28	+0% $26	+5% $80	+10% $135
Rate	-1.0pp $96	-0.5pp $62	base $26	+0.5pp $-10	+1.0pp $-47

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Orland St #28 Las Vegas, NV	2.0	1.0	748	$1,250	$1.67	45d	1	0.01mi
304 Orland St #38 Las Vegas, NV	1.0	1.0	612	$1,190	$1.94	45d	1	0.02mi
204 Orland St #7 Las Vegas, NV	1.0	1.0	612	$1,005	$1.64	45d	1	0.04mi
508 N Minnesota St Las Vegas, NV	3.0	1.5	718	$1,800	$2.51	45d	1	0.59mi
6363 Clarice Ave Las Vegas, NV	1.0–2.0	1.0–2.0	752	$1,385	$1.84	45d	6	0.60mi
6250 Hargrove Ave Las Vegas, NV	1.0–2.0	1.0–2.0	762	$1,588	$2.08	45d	8	0.60mi
240 Mission Catalina Ln #206 Las Vegas, NV	1.0	1.0	660	$1,100	$1.67	45d	1	0.62mi
6020 Carmen Blvd Las Vegas, NV	1.0	1.0	576	$1,150	$2.00	45d	1	0.64mi
608 Stanford St Las Vegas, NV	3.0	1.0	818	$1,949	$2.38	45d	1	0.66mi
300 Promenade Blvd Las Vegas, NV	1.0	1.0	540	$1,008	$1.87	45d	7	0.69mi
1436 N Jones Blvd Las Vegas, NV	2.0	1.5	986	$1,400	$1.42	45d	1	0.77mi
1401 Michael Way Unit 247D Las Vegas, NV	2.0	2.0	1075	$1,400	$1.30	45d	1	0.78mi
1401 N Michael Way Las Vegas, NV	2.0	2.0	1167	$1,175	$1.01	45d	2	0.83mi
5828 Vegas Dr Las Vegas, NV	2.0	1.5	962	$1,340	$1.39	45d	1	0.87mi
5922 Vegas Dr Las Vegas, NV	2.0	2.0	962	$1,411	$1.47	45d	1	0.88mi
5232 Pebble Beach Blvd Unit D Las Vegas, NV	2.0	1.0	794	$999	$1.26	45d	1	0.89mi
5800 W Charleston Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	950	$1,875	$1.97	45d	1	1.07mi
5708 Pinecone Pl Las Vegas, NV	3.0	2.0	1092	$1,895	$1.74	45d	1	1.07mi
6671 Bubbling Brook Dr Unit D Las Vegas, NV	3.0	1.5	968	$1,400	$1.45	45d	1	1.08mi
4480 Meadows Ln Las Vegas, NV	2.0	1.0–2.0	791	$1,976	$2.50	45d	28	1.11mi
1600 N Torrey Pines Dr #102 Las Vegas, NV	2.0	1.5	890	$1,175	$1.32	45d	1	1.13mi
1901 N Jones Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	825	$1,257	$1.52	45d	1	1.17mi
5905 W Charleston Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	892	$2,037	$2.28	45d	18	1.19mi
6666 W Washington Ave Las Vegas, NV	2.0	1.0–2.0	645	$1,422	$2.20	45d	48	1.20mi
6661 Silverstream Ave Las Vegas, NV	1.0–2.0	1.0–2.0	881	$1,650	$1.87	45d	7	1.20mi
6500 Vegas Dr Las Vegas, NV	1.0–2.0	1.0–2.0	969	$1,815	$1.87	45d	82	1.25mi
1799 N Decatur Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	892	$1,387	$1.55	45d	13	1.28mi
1951 N Jones Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	950	$1,380	$1.45	45d	1	1.30mi
6224 Bellota Dr Unit B Las Vegas, NV	2.0	2.0	1061	$1,700	$1.60	45d	1	1.34mi
1814 N Decatur Blvd #202 Las Vegas, NV	2.0	2.0	945	$1,395	$1.48	45d	1	1.38mi
6217 Yerba Ln Apt A Las Vegas, NV	2.0	2.0	950	$1,280	$1.35	45d	1	1.39mi
1912 Lirio Way Unit C Las Vegas, NV	2.0	2.0	973	$1,100	$1.13	45d	1	1.39mi
5800 W Lake Mead Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	689	$1,432	$2.08	45d	14	1.41mi
1900 N Torrey Pines Dr #203 Las Vegas, NV	2.0	2.0	934	$1,300	$1.39	45d	1	1.44mi
1806 N Decatur Blvd #203 Las Vegas, NV	2.0	2.0	945	$1,195	$1.26	45d	1	1.45mi
900 Willow Tree Dr Unit C Las Vegas, NV	2.0	2.0	1050	$2,195	$2.09	19d	1	1.48mi
925 Willow Tree Dr Unit Las Vegas Nevada 89128 Las Vegas, NV	2.0	2.0	970	$1,650	$1.70	45d	1	1.48mi
5409 Mountain View Dr Las Vegas, NV	3.0	2.0	1115	$1,935	$1.74	45d	1	1.49mi

HOA detail condo

• Monthly dues: $235 · $2,820/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   remarks 479-char remark
2. 2026-06-21
   pricedays on marketlisting id $139,999 Active 3 DOM
3. 2026-05-31
   days on market $150,000 Active 251 DOM
4. 2026-03-02
   price $150,000 441-char remark
5. 2025-09-22
   listed $155,000 Active 441-char remark
6. 2022-07-18
   soldstatus $157,500 Closed 389-char remark

   Show marketing remark (389 chars)

   What a fantastic 2 bedroom unit on the second floor. The first unit at the top of the stairs. New paint, baseboard, light fixtures, ceiling fans, new kitchen granite countertops, new bathroom vanity, new bathroom shower, and fresh paint. The community features a laundry facility and a community pool. The unit includes a storage room, an assigned parking spot at the bottom of the stairs.

7. 2022-07-18
   soldstatus $157,500

   Show marketing remark (389 chars)

   What a fantastic 2 bedroom unit on the second floor. The first unit at the top of the stairs. New paint, baseboard, light fixtures, ceiling fans, new kitchen granite countertops, new bathroom vanity, new bathroom shower, and fresh paint. The community features a laundry facility and a community pool. The unit includes a storage room, an assigned parking spot at the bottom of the stairs.

8. 2022-06-24
   historical Active Under Contract 389-char remark

   Show marketing remark (389 chars)

   What a fantastic 2 bedroom unit on the second floor. The first unit at the top of the stairs. New paint, baseboard, light fixtures, ceiling fans, new kitchen granite countertops, new bathroom vanity, new bathroom shower, and fresh paint. The community features a laundry facility and a community pool. The unit includes a storage room, an assigned parking spot at the bottom of the stairs.

9. 2022-06-23
   status Active 389-char remark

   Show marketing remark (389 chars)

   What a fantastic 2 bedroom unit on the second floor. The first unit at the top of the stairs. New paint, baseboard, light fixtures, ceiling fans, new kitchen granite countertops, new bathroom vanity, new bathroom shower, and fresh paint. The community features a laundry facility and a community pool. The unit includes a storage room, an assigned parking spot at the bottom of the stairs.

10. 2022-06-17
    historical Active Under Contract 389-char remark

    Show marketing remark (389 chars)

    What a fantastic 2 bedroom unit on the second floor. The first unit at the top of the stairs. New paint, baseboard, light fixtures, ceiling fans, new kitchen granite countertops, new bathroom vanity, new bathroom shower, and fresh paint. The community features a laundry facility and a community pool. The unit includes a storage room, an assigned parking spot at the bottom of the stairs.

11. 2022-06-09
    listed $150,000 Active 389-char remark

    Show marketing remark (389 chars)

    What a fantastic 2 bedroom unit on the second floor. The first unit at the top of the stairs. New paint, baseboard, light fixtures, ceiling fans, new kitchen granite countertops, new bathroom vanity, new bathroom shower, and fresh paint. The community features a laundry facility and a community pool. The unit includes a storage room, an assigned parking spot at the bottom of the stairs.

12. 2015-10-21
    soldstatus $39,900 Sold
13. 2015-10-21
    soldstatus $39,900
14. 2015-09-11
    historical Contingent Offer
15. 2015-04-27
    price $38,900
16. 2015-03-26
    status Exclusive Right
17. 2015-03-19
    historical Contingent Offer
18. 2014-12-28
    price $39,900
19. 2014-10-13
    listed $46,000 Exclusive Right
20. 2014-09-01
    historical
21. 2014-02-15
    listed $49,000 Exclusive Right
22. 2010-04-26
    historical
23. 2009-05-16
    listed $17,005
24. 2006-11-15
    soldstatus $110,000
25. 1981-04-10
    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: $400 · $33/mo
• Projected year-2 tax: $826 · $69/mo
• Expected delta: +$426/yr (+$35/mo · 106.4%)

ⓘ 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: $16,509
• − Mortgage interest: −$7,842
• − Property taxes: −$400
• − Insurance: −$700
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − HOA: −$2,820
• − Depreciation: −$4,073
• Taxable loss: −$1,968
• Est. tax savings @ 24.0%: +$472
• After-tax cash flow: $784/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): 37,063
• Household income: $59,571
• Rent vs Own: 43.5% rent · 56.5% own
• Severe rent burden: 1325.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 53% White 26% Two or more races 19% Black 10% Asian 5% Pacific Islander 1%
• Hispanic origin (detail): Mexican 41% Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 1% Italian 1% Serbian 1%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 52% English-only · Spanish 42% 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: ▼ -204.15%
• Current HPI: 305.9419
• Rent YoY: ▼ -1.08%
• 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

+197.9% since first listed

24 events — show timeline

• 2026-06-18 Listed $139,999 GLVAR
• 2026-05-31 Listing Removed — GLVAR
• 2026-03-02 Price Changed $150,000 GLVAR
• 2025-09-22 Listed $155,000 GLVAR
• 2022-07-18 Sold (Public Records) $157,500 Public Records
• 2022-07-18 Sold (MLS) $157,500 GLVAR
• 2022-06-24 Contingent — GLVAR
• 2022-06-23 Relisted — GLVAR
• 2022-06-17 Contingent — GLVAR
• 2022-06-09 Listed $150,000 GLVAR
• 2015-10-21 Sold (Public Records) $39,900 Public Records
• 2015-10-21 Sold (MLS) $39,900 GLVAR
• 2015-09-11 Contingent — GLVAR
• 2015-04-27 Price Changed $38,900 GLVAR
• 2015-03-26 Relisted — GLVAR
• 2015-03-19 Contingent — GLVAR
• 2014-12-28 Price Changed $39,900 GLVAR
• 2014-10-13 Listed $46,000 GLVAR
• 2014-09-01 Listing Removed — GLVAR
• 2014-02-15 Listed $49,000 GLVAR
• 2010-04-26 Listing Removed — GLVAR
• 2009-05-16 Listed $17,005 GLVAR
• 2006-11-15 Sold (Public Records) $110,000 Public Records
• 1981-04-10 Sold (Public Records) $47,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $400 · +7.2% YoY. Source: county tax records.