5211 Lindell Rd #207 · Spring Valley, NV 89118

$75,000

1 bd · 1.0 ba · 494 sqft · Condo public records · 740 Days on market

Built 1993 $188/mo HOA · 16% of rent

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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 +29.9/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Condo is in much need of some TLC & overall improvements, But holds a lot of potential!! Condo features: Located on the 1st Floor w/ 1 bedrooms & 1 bath!! Nice living room!! Kitchen w/ solid countertops, pantry & dining area!! Low HOA Dues!! Cozy balcony w/ covered patio!! In close proximity to schools, shopping & dining!! Don’t miss out, Make an offer today!!

Key facts

• $188 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#28 in NV) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A; Watch: crime C-, schools D+, amenities 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 falling (-4.6%/yr); 205 active listings in the ZIP; 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 $519 of loan paydown is wiped out by about $2k 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 740 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $75k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 740 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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 D-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. 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: 1.56% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.88%
• DSCR: 1.71
• GRM: 5.4

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $2,218
• Equity at exit: $11,183

10-year hold

• IRR: 8.8%
• Equity multiple: 1.57×
• Total profit: $11,887
• Equity at exit: $6,485

Cash invested: $21,000 (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 89118

• Home prices YoY: -29.7%
• Rents YoY: -4.6%
• Active inventory: 205
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$31 /mo · $377/yr
• Insurance: −$31
• HOA: −$188
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $278

Break-even live

Break-even rent $815

Max offer price $75,000

Occupancy floor 71%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $188 · $2,256/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2025-08-13
   status Pending
2. 2025-08-13
   price $75,000
3. 2024-03-28
   price $180,000
4. 2024-03-28
   price $315,000
5. 2024-03-27
   price $180,000
6. 2024-03-06
   price $75,000
7. 2023-08-15
   price $158,000
8. 2023-07-14
   price $159,999
9. 2023-06-08
   listed $75,000
10. 2023-06-08
    historical
11. 1993-03-15
    soldstatus $45,950

ⓘ 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: $377 · $31/mo
• Projected year-2 tax: $442 · $37/mo
• Expected delta: +$65/yr (+$5/mo · 17.2%)

ⓘ 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 6 d/yr ≥105°F today · 16 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: $14,003
• − Mortgage interest: −$4,201
• − Property taxes: −$377
• − Insurance: −$375
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − HOA: −$2,256
• − Depreciation: −$2,182
• Taxable income: $2,371
• Est. tax owed @ 24.0%: −$569
• After-tax cash flow: $2,765/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 — Spring Valley

• Score: 70/100
• State rank: #28
• US rank: #8005

Category grades

Amenities F Commute A Cost of living C Crime C- Employment C+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring Valley, NV
• County: Clark County · 2,306,105 people
• City population: 251,006
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 22,610
• Household income: $71,160
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1467.0

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 0.76)
• Race & ethnicity: White 35% Black 20% Asian 20% Hispanic / Latino 19% Two or more races 10%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1% Cuban 2%
• Common ancestry: Lithuanian 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 35% · Canada, China, Vietnam
• Languages at home: 58% English-only · Spanish 12% Tagalog/Filipino 6% Chinese 4%

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: ▼ -106.27%
• Current HPI: 251.5372
• Rent YoY: ▼ -4.56%
• 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

+63.2% since first listed

11 events — show timeline

• 2025-08-13 Pending — GLVAR
• 2025-08-13 Price Changed $75,000 GLVAR
• 2024-03-28 Price Changed $180,000 GLVAR
• 2024-03-28 Price Changed $315,000 GLVAR
• 2024-03-27 Price Changed $180,000 GLVAR
• 2024-03-06 Price Changed $75,000 GLVAR
• 2023-08-15 Price Changed $158,000 GLVAR
• 2023-07-14 Price Changed $159,999 GLVAR
• 2023-06-08 Listing Removed — GLVAR
• 2023-06-08 Listed $75,000 GLVAR
• 1993-03-15 Sold (Public Records) $45,950 Public Records

Property tax history

-2.6%/yr

Latest (2025): $377 · +2.3% YoY. Source: county tax records.