2508 E Mesquite Ave · Las Vegas, NV 89101

$675,000

6 bd · 4.0 ba · 2,870 sqft · MultiFamily public records · 6 Days on market

Built 1963 6,534 sqft lot

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Why this score? — see what drove the F 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 +10.0/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• DSCR +2.8/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Spacious Multi-Family 4Plex Located in Desired Northwest Las Vegas Area, 4 Open Floor Plans featuring Spacious Living, Kitchen & Dining Areas, 3-2 Bedroom units & 1-1Bedroom Unit with 1 Full Bathroom in each Unit, Primary Room Patio & plenty of Open and on Street Parking. Nearby Shopping, Restaurants, Freeway, Schools and more.

Key facts

• 6,534 sq ft lot
• Built 1963
• Listed 6 days

What this means for you Summary

Snapshot

• This is a 2×3bd/2.0ba + 2×1bd/1.0ba units multifamily listed at $675k.

Deal economics

• At list price, monthly cash flow is $-408 ($-5k/yr) — negative. Per door: $-102/mo.
• To cash-flow at today's rent, offer at most $603k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $450k (33.4% below list).
• Recommended offer: $450k (33.4% 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.
• Market conditions: Rents rising (+2.5%/yr); 188 active listings in the ZIP; lower-income renter base — watch delinquency; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• At $4,496/mo this rent would consume 137% of the median local household income ($39k/yr) (locally 3814% 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 $5k of loan paydown is wiped out by about $20k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 11y ago; this cycle's ask is 17% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $550k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $449,600 (33.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.59%
• DSCR: 0.88
• GRM: 12.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.51% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.27×
• Total profit: $-137,908
• Equity at exit: $100,645

10-year hold

• IRR: -15.7%
• Equity multiple: 0.13×
• Total profit: $-163,961
• Equity at exit: $58,362

Cash invested: $189,000 (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 89101

• Home prices YoY: -22.8%
• Rents YoY: 2.5%
• Active inventory: 188
• Price-to-rent: 43.9×

Monthly cashflow live

• Estimated rent: $4,496 high
• Mortgage (P&I): −$3,540
• Tax from tax record: −$138 /mo · $1,661/yr
• Insurance: −$281
• HOA: −$0
• Vacancy / Maint / Mgmt: −$944
• Net cashflow: $-408

Break-even live

Break-even rent $5,012

Max offer price $603,002

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-217	+0% $-408	+5% $-599	+10% $-790
Rent	-10% $-763	-5% $-585	+0% $-408	+5% $-230	+10% $-52
Rate	-1.0pp $-68	-0.5pp $-236	base $-408	+0.5pp $-582	+1.0pp $-760

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,566
▸ 2× units	1	1	$1,930
Total (4 units)			$4,496

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: $168,750
• Closing costs: $20,250
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $675,000 Active 6 DOM
2. 2026-06-17
   days on market $675,000 Active 5 DOM
3. 2026-06-16
   days on market $675,000 Active 4 DOM
4. 2026-06-15
   days on market $675,000 Active 3 DOM
5. 2026-06-13
   remarks 695-char remark
6. 2026-06-13
   status $675,000 Active 1 DOM
7. 2026-06-08
   listed $675,000 Coming Soon 1 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: $1,661 · $138/mo
• Projected year-2 tax: $3,982 · $332/mo
• Expected delta: +$2,322/yr (+$193/mo · 139.8%)

ⓘ 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 · 19 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: $53,952
• − Mortgage interest: −$37,810
• − Property taxes: −$1,661
• − Insurance: −$3,375
• − Repairs & maintenance: −$4,316
• − Management: −$4,316
• − Depreciation: −$19,636
• Taxable loss: −$17,163
• Est. tax savings @ 24.0%: +$4,119
• After-tax cash flow: $-772/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): 42,739
• Household income: $39,459
• Rent vs Own: 81.3% rent · 18.7% own
• Severe rent burden: 3814.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 57% Two or more races 19% White 19% Black 14% Asian 5% Native American 3%
• Hispanic origin (detail): Mexican 45% Puerto Rican 1% Cuban 1%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 31% · Canada, China
• Languages at home: 47% English-only · Spanish 48% 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: ▼ -90.49%
• Current HPI: 305.6227
• Rent YoY: ▲ 2.51%
• 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

+152.8% since first listed

26 events — show timeline

• 2026-06-08 Coming Soon $675,000 GLVAR
• 2024-01-11 Sold (Public Records) $550,000 Public Records
• 2024-01-11 Sold (MLS) $550,000 GLVAR
• 2023-10-03 Pending — GLVAR
• 2023-09-17 Listed $579,000 GLVAR
• 2023-07-10 Listing Removed — GLVAR
• 2023-06-07 Contingent — GLVAR
• 2023-06-01 Listed $520,000 GLVAR
• 2022-01-28 Sold (Public Records) $425,000 Public Records
• 2022-01-28 Sold (MLS) $425,000 GLVAR
• 2022-01-11 Listing Removed — GLVAR
• 2022-01-11 Listed $425,000 GLVAR
• 2020-05-22 Listing Removed — GLVAR
• 2020-05-12 Listed $335,000 GLVAR
• 2018-04-12 Sold (Public Records) $265,000 Public Records
• 2018-04-11 Sold (MLS) $265,000 GLVAR
• 2017-09-21 Contingent — GLVAR
• 2017-09-21 Listed $265,000 GLVAR
• 2017-09-05 Sold (Public Records) $217,500 Public Records
• 2017-04-28 Sold (MLS) $235,000 GLVAR
• 2016-07-15 Listing Removed — GLVAR
• 2016-07-15 Listed $235,000 GLVAR
• 2015-08-14 Listing Removed — GLVAR
• 2015-08-12 Price Changed $235,000 GLVAR
• 2015-07-08 Price Changed $245,000 GLVAR
• 2015-01-07 Listed $267,000 GLVAR

Property tax history

+6.5%/yr

Latest (2025): $1,661 · +7.8% YoY. Source: county tax records.