2608 Englestad St · North Las Vegas, NV 89030

$199,900

4 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 13 Days on market

Built 1971 6,098 sqft lot

---

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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ATTENTION INVESTORS! Rare opportunity to secure a discounted property with major upside. Fixer with strong potential. Sold as-is—seller will make no repairs. Perfect for cash buyers. Submit highest and best—this one will not last!

Key facts

• 6,098 sq ft lot
• Garage
• Built 1971

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/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 $179k (10.3% below list).
• Recommended offer: $179k (10.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#14 in NV, #4,471 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living B; Watch: crime D+, schools F, 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 rising (+3.0%/yr); 151 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 92% 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).
• This rent runs 45% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $200k implies a 920% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,358 (10.3% below list)

Questions for the listing agent

1. Built in 1971 — 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. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.04% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-17,284
• Equity at exit: $29,806

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $4,338
• Equity at exit: $17,284

Cash invested: $55,972 (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 89030

• Home prices YoY: -27.7%
• Rents YoY: 3.0%
• Active inventory: 151
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,794 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$48 /mo · $573/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $238

Break-even live

Break-even rent $1,493

Max offer price $199,900

Occupancy floor 82%

Sensitivity live

Price	-10% $351	-5% $294	+0% $238	+5% $181	+10% $124
Rent	-10% $96	-5% $167	+0% $238	+5% $308	+10% $379
Rate	-1.0pp $338	-0.5pp $288	base $238	+0.5pp $186	+1.0pp $133

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Duchess Ave North Las Vegas, NV	4.0	2.0	1152	$1,668	$1.45	44d	1	0.04mi
717 Van Ert Ave North Las Vegas, NV	3.0	1.0	988	$1,750	$1.77	44d	1	0.60mi
2605 Tuskegee St North Las Vegas, NV	3.0	2.0	1034	$1,695	$1.64	44d	1	0.62mi
893 W Bartlett Ave Las Vegas, NV	4.0	1.5	1200	$1,750	$1.46	44d	1	0.65mi
711 E Nelson Ave North Las Vegas, NV	1.0–3.0	1.0–2.0	661	$1,205	$1.82	44d	16	0.80mi
1200 W Cheyenne Ave North Las Vegas, NV	1.0–3.0	1.0–2.0	970	$2,248	$2.32	44d	62	1.09mi
2125 Las Vegas Blvd N North Las Vegas, NV	1.0–3.0	1.0–2.0	781	$1,460	$1.87	44d	15	1.09mi
1804 Helen Ave Unit N North Las Vegas, NV	3.0	2.0	1174	$1,750	$1.49	44d	1	1.10mi
1655 Otto Merida Ave Las Vegas, NV	3.0	2.0	1285	$1,800	$1.40	44d	1	1.17mi
1420 Putnam Ave Unit 4 North Las Vegas, NV	3.0	1.0	900	$1,295	$1.44	24d	1	1.26mi
3245 Aiken St North Las Vegas, NV	3.0	2.0	1282	$2,350	$1.83	44d	1	1.27mi
1927 Helen Ave North Las Vegas, NV	4.0	2.0	1152	$1,850	$1.61	45d	1	1.30mi
3740 Shadow Tree St North Las Vegas, NV	3.0	2.0	1150	$2,200	$1.91	44d	1	1.45mi

Listing history 3 events

1. 2026-04-03
   status Pending
2. 2026-03-21
   listed $199,900 Active
3. 1971-11-24
   soldstatus $19,600

ⓘ 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: $573 · $48/mo
• Projected year-2 tax: $1,179 · $98/mo
• Expected delta: +$607/yr (+$51/mo · 105.9%)

ⓘ 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 ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,523
• − Mortgage interest: −$11,198
• − Property taxes: −$573
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$5,815
• Taxable loss: −$506
• Est. tax savings @ 24.0%: +$121
• After-tax cash flow: $2,973/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 — North Las Vegas

• Score: 74/100
• State rank: #14
• US rank: #4471

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Las Vegas, NV
• County: Clark County · 2,306,105 people
• City population: 274,675
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 51,341
• Household income: $47,937
• Rent vs Own: 64.7% rent · 35.3% own
• Severe rent burden: 2821.0

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: Predominantly Hispanic (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 26% Black 14% White 8% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 65%
• Foreign-born: 33% · Canada
• Languages at home: 34% English-only · Spanish 64% 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: ▼ -117.09%
• Current HPI: 305.5742
• Rent YoY: ▲ 3.04%
• 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

+919.9% since first listed

3 events — show timeline

• 2026-04-03 Pending — GLVAR
• 2026-03-21 Listed $199,900 GLVAR
• 1971-11-24 Sold (Public Records) $19,600 Public Records

Property tax history

-2.2%/yr

Latest (2025): $573 · +7.5% YoY. Source: county tax records.