3823 S Maryland Pkwy Unit K11 · Paradise, NV 89119

$209,999

2 bd · 2.0 ba · 892 sqft · Condo public records · 8 Days on market

Built 1984 $179/mo HOA · 10% 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 +14.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-bedroom second-floor condo in the highly desirable French Oaks community! This move-in ready home features beautiful, modern wood-look luxury vinyl plank flooring throughout—perfect for easy maintenance. Enjoy a bright and open layout, assigned covered parking, and fantastic community amenities including a pool, spa, and clubhouse. Phenomenal location right on Maryland Parkway, offering unbeatable convenience close to shopping, dining, UNLV, and the world-famous Las Vegas Strip. Whether you are looking for a perfect primary residence or a stellar investment opportunity, this condo is a must-see. Schedule your tour today!

Key facts

• Clubhouse
• Community amenities
• Spa

Tags

• ASSIGNED COVERED PARKING
• COMMUNITY AMENITIES
• POOL
• SPA
• CLUBHOUSE
• CLOSE TO SHOPPING

Property features AI

Finance

• Financial info: Annual tax information available (excluded from feature list)
• HOA & community: Part of an HOA (French Oaks); HOA fee of $179 per month; Community is gated

Exterior

• Parking: Assigned parking; Covered parking; Guest parking
• Security: Gated community (association amenity)
• Utilities: Underground utilities; Public water; Public sewer; Photovoltaics: none
• Home design: Single-family property; Single story; Resale property; Faces south; Has attached property
• Construction: Tile roof; Resale construction
• Exterior features: Landscaped lot; Less than quarter acre; No additional exterior features listed

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Kitchen with linoleum/vinyl flooring (approximately 8 x 6)
• Bedrooms: 2 bedrooms (one listed as Bedroom 2; closet in each bedroom); Bedroom dimensions: 13 x 10 and 13 x 12
• Flooring: Linoleum; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Unfurnished; No additional interior features listed
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $29 ($353/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 $184k (12.6% below list).
• Recommended offer: $184k (12.6% below list) — sets the bar for 1% rule.

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; 35 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $1,836/mo this rent would consume 47% 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 $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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $165k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,556 (12.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.87% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.60%
• DSCR: 1.03
• GRM: 9.5

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: $-37,526
• Equity at exit: $31,312

10-year hold

• IRR: -18.5%
• Equity multiple: 0.13×
• Total profit: $-51,017
• Equity at exit: $18,157

Cash invested: $58,800 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,836 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$53 /mo · $635/yr
• Insurance: −$87
• HOA: −$179
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $29

Break-even live

Break-even rent $1,798

Max offer price $209,999

Occupancy floor 93%

Sensitivity live

Price	-10% $148	-5% $89	+0% $29	+5% $-30	+10% $-89
Rent	-10% $-116	-5% $-43	+0% $29	+5% $102	+10% $174
Rate	-1.0pp $135	-0.5pp $83	base $29	+0.5pp $-25	+1.0pp $-80

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 35 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	44d	2	0.21mi
818 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.5	1158	$2,895	$2.50	3d	34	0.34mi
1061 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	967	$2,203	$2.28	15d	35	0.37mi
595 S Royal Crest Cir #18 Las Vegas, NV	2.0	1.0	816	$1,575	$1.93	44d	1	0.49mi
1601 E Katie Ave Las Vegas, NV	1.0–2.0	1.0–2.0	809	$1,852	$2.29	44d	13	0.53mi
1700 E Viking Rd Las Vegas, NV	2.0	2.0	1085	$1,662	$1.53	44d	3	0.60mi
3930 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	999	$2,805	$2.81	3d	87	0.67mi
3550 Paradise Rd Las Vegas, NV	3.0	1.0–2.0	947	$1,425	$1.50	44d	20	0.77mi
900 E Desert Inn Rd Las Vegas, NV	1.0–2.0	1.0–2.0	1077	$1,800	$1.67	44d	5	0.77mi
3776 Howard Hughes Pkwy Las Vegas, NV	3.0	1.0–2.5	1548	$3,028	$1.96	2d	9	0.84mi
4700 S Maryland Pkwy Las Vegas, NV	1.0	1.0	409	$1,382	$3.37	44d	48	1.09mi
270 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	877	$2,100	$2.39	44d	7	1.15mi
260 E Flamingo Rd Las Vegas, NV	2.0	2.0	1018	$2,372	$2.33	24d	2	1.15mi
260 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	881	$2,295	$2.60	44d	4	1.15mi
260 E Flamingo Rd Las Vegas, NV	2.0	2.0	1018	$2,475	$2.43	3d	1	1.15mi
1481 Lorilyn Ave #4 Las Vegas, NV	1.0	1.0	792	$1,835	$2.32	44d	1	1.16mi
4255 Channel 10 Dr Las Vegas, NV	1.0–3.0	1.0–2.0	899	$1,488	$1.66	3d	7	1.18mi
230 E Flamingo Rd #335 Las Vegas, NV	1.0	1.0	727	$1,600	$2.20	44d	1	1.19mi
4150 Channel 10 Dr Las Vegas, NV	1.0	1.0	600	$1,245	$2.08	2d	2	1.19mi
220 E Flamingo Rd #229 Las Vegas, NV	1.0	1.0	692	$2,195	$3.17	22d	1	1.24mi
220 E Flamingo Rd #229 Las Vegas, NV	1.0	1.0	692	$2,195	$3.17	24d	1	1.24mi
220 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	863	$2,195	$2.54	44d	7	1.25mi
210 E Flamingo Rd Las Vegas, NV	1.0–2.0	1.0–2.0	833	$2,100	$2.52	44d	6	1.27mi
2220 Pine Breeze Ln #101 Las Vegas, NV	1.0	1.0	758	$1,100	$1.45	8d	1	1.27mi
4330 Channel 10 Dr Las Vegas, NV	1.0–2.0	1.0–2.0	807	$1,925	$2.39	13d	27	1.28mi
1577 Elizabeth Ave #1 Las Vegas, NV	2.0	2.0	1064	$1,600	$1.50	44d	1	1.29mi
4801 Spencer St Las Vegas, NV	1.0–3.0	1.0–2.0	1072	$1,548	$1.44	44d	14	1.29mi
350 E Desert Inn Rd Unit H203 Las Vegas, NV	2.0	1.5	849	$1,725	$2.03	44d	1	1.35mi
2831 Geary Pl #2909 Las Vegas, NV	2.0	1.0	1112	$1,899	$1.71	44d	1	1.36mi
4330 S Eastern Ave Las Vegas, NV	3.0	1.0–2.0	802	$1,491	$1.86	3d	8	1.41mi
4674 Monterey Cir #1 Las Vegas, NV	2.0	1.0	1000	$1,750	$1.75	44d	1	1.41mi
1635 E Tropicana Ave Las Vegas, NV	3.0	1.0–3.0	832	$2,085	$2.50	3d	68	1.43mi
4050 Pacific Harbors Dr Las Vegas, NV	2.0	2.0	991	$1,642	$1.66	44d	2	1.44mi
4050 Pacific Harbors Dr Las Vegas, NV	2.0–3.0	2.0	1022	$1,250	$1.22	5d	3	1.44mi
205 E Harmon Ave Las Vegas, NV	1.0–2.0	1.5–2.0	1182	$1,950	$1.65	44d	5	1.45mi

HOA detail condo

• Monthly dues: $179 · $2,148/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $209,999 Active 8 DOM
2. 2026-06-17
   days on market $209,999 Active 7 DOM
3. 2026-06-16
   days on market $209,999 Active 6 DOM
4. 2026-06-15
   days on market $209,999 Active 5 DOM
5. 2026-06-13
   remarks 639-char remark
6. 2026-06-13
   listed $209,999 Active 3 DOM

ⓘ 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: $635 · $53/mo
• Projected year-2 tax: $1,239 · $103/mo
• Expected delta: +$604/yr (+$50/mo · 95.1%)

ⓘ 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 · 15 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: $22,027
• − Mortgage interest: −$11,763
• − Property taxes: −$635
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − HOA: −$2,148
• − Depreciation: −$6,109
• Taxable loss: −$3,203
• Est. tax savings @ 24.0%: +$769
• After-tax cash flow: $1,122/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

+303.8% since first listed

7 events — show timeline

• 2026-06-10 Listed $209,999 GLVAR
• 2005-11-23 Sold (Public Records) $164,900 Public Records
• 1999-02-08 Sold (Public Records) $69,000 Public Records
• 1992-06-24 Sold (Public Records) $69,200 Public Records
• 1992-06-16 Sold (Public Records) $69,200 Public Records
• 1987-07-01 Sold (Public Records) $8,000 Public Records
• 1984-11-16 Sold (Public Records) $52,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $635 · +7.5% YoY. Source: county tax records.