3402 Big Sur Dr · Sunrise Manor, NV 89122

$112,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 65 Days on market

Built 1982 4,792 sqft lot $80/mo HOA · 5% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for investor. It has great potentials. 3 beds, 2 baths. You can make it become your dream home!

Key facts

• 4,792 sq ft lot
• Parking
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association: Desert Inn Mobile; HOA fee $80 monthly (includes association management); Community amenities: pool, park

Exterior

• Parking: Attached carport; Assigned parking (one space); Guest parking
• Utilities: Public water; Public sewer; Underground utilities; Photovoltaics: none
• Home design: Single-family property; Single-story; Faces west; Resale
• Construction: Composition shingle roof; Resale construction; Mobile home dimensions: 56' x 24'
• Exterior features: Desert landscaping; Landscaped yard; Back yard fencing (block, wood); Community pool

Interior

• Kitchen: Laminate countertops; Built-in gas oven; Disposal; Refrigerator
• Bedrooms: 3 possible bedrooms; Bedroom 2 with closet (11x10); Bedroom 3 with closet (11x10); Additional room with closet (14x11)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric cooling (air)
• Interior features: Bedroom on main level; Primary bedroom downstairs; Unfurnished
• Laundry & utility: Washer; Dryer; Electric dryer hookup on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $112k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $105k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#83 in NV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, crime 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.
• Zoned schools: Smith Hal Es (math 6% / reading 12%, grade F, #396 of 402 statewide, top 99%, 708 students, 100% FRL); Harney Kathleen & Tim Ms (math 12% / reading 25%, grade F, #81 of 109 statewide, top 74%, 1,279 students, 100% FRL); Chaparral Hs (math 3% / reading 15%, grade F, #128 of 131 statewide, top 98%, 2,256 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 12% at this address vs 30% district-wide (-18 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 (-0.6%/yr); 331 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• This rent runs 30% of the median local income ($64k/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 $774 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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.
• Current owner paid $85k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $105,280 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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. 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 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: 1.45% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.33%
• DSCR: 1.90
• GRM: 5.8

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: 9.2%
• Equity multiple: 1.35×
• Total profit: $10,956
• Equity at exit: $16,700

10-year hold

• IRR: 15.8%
• Equity multiple: 2.11×
• Total profit: $34,813
• Equity at exit: $9,684

Cash invested: $31,360 (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 89122

• Rents YoY: -0.6%
• Active inventory: 331
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$587
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$47
• HOA: −$80
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $531

Break-even live

Break-even rent $947

Max offer price $112,000

Occupancy floor 62%

Sensitivity live

Price	-10% $595	-5% $563	+0% $531	+5% $500	+10% $468
Rent	-10% $403	-5% $467	+0% $531	+5% $595	+10% $659
Rate	-1.0pp $588	-0.5pp $560	base $531	+0.5pp $502	+1.0pp $473

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5051 Sitka Ln Las Vegas, NV	3.0	2.0	1265	$1,225	$0.97	45d	1	0.31mi
5101 E Twain Ave Las Vegas, NV	1.0–2.0	1.0–2.0	780	$1,150	$1.47	45d	4	0.36mi
3800 S Nellis Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	943	$1,635	$1.73	0d	24	0.41mi
3400 Cabana Dr Las Vegas, NV	2.0–3.0	2.0	1124	$1,350	$1.20	23d	2	0.55mi
3400 Cabana Dr #2049 Las Vegas, NV	2.0	2.0	1053	$1,350	$1.28	0d	1	0.55mi
3400 Cabana Dr #2019 Las Vegas, NV	2.0	2.0	1053	$1,350	$1.28	16d	1	0.55mi
3055 S Nellis Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	983	$1,432	$1.46	0d	41	0.58mi
3037 Aloha Ave Las Vegas, NV	3.0	2.0	1270	$1,750	$1.38	0d	1	0.62mi
3021 Aloha Ave Las Vegas, NV	3.0	2.0	1270	$1,800	$1.42	5d	1	0.63mi
4717 Woodland Ave Las Vegas, NV	3.0	2.5	1742	$2,250	$1.29	14d	1	0.69mi
2977 Juniper Hills Blvd #104 Las Vegas, NV	2.0	2.0	896	$1,050	$1.17	9d	1	0.72mi
2975 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,000	$1.13	45d	1	0.72mi
2979 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	889	$1,195	$1.34	21d	1	0.72mi
2985 Juniper Hills Blvd #102 Las Vegas, NV	2.0	2.0	891	$1,225	$1.37	16d	1	0.73mi
2985 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	884	$1,000	$1.13	9d	1	0.73mi
4855 E Vegas Valley Dr Las Vegas, NV	1.0–3.0	1.0–2.0	949	$1,579	$1.66	0d	13	0.73mi
2967 Juniper Hills Blvd #104 Las Vegas, NV	2.0	4.0	891	$1,350	$1.52	45d	1	0.75mi
2967 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	884	$1,190	$1.35	45d	1	0.75mi
2967 Juniper Hills Blvd Las Vegas, NV	2.0	2.0	884	$1,190	$1.35	19d	1	0.75mi
2963 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,250	$1.41	17d	1	0.76mi
2963 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,250	$1.41	45d	1	0.76mi
2982 Juniper Hills Blvd #202 Las Vegas, NV	3.0	2.0	1074	$1,700	$1.58	45d	1	0.77mi
2980 Juniper Hills Blvd #103 Las Vegas, NV	2.0	2.0	896	$1,090	$1.22	14d	1	0.77mi
2980 Juniper Hills Blvd Las Vegas, NV	2.0	2.0	896	$1,090	$1.22	5d	1	0.77mi
3850 Mountain Vista St Las Vegas, NV	1.0–3.0	1.0–2.0	802	$1,406	$1.75	16d	9	0.78mi
2978 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,245	$1.41	21d	1	0.78mi
4455 E Twain Ave Las Vegas, NV	1.0–3.0	1.0–2.0	871	$1,352	$1.55	0d	9	0.78mi
2962 Juniper Hills Blvd #104 Las Vegas, NV	3.0	2.0	1074	$1,550	$1.44	45d	1	0.79mi
2972 Juniper Hills Blvd #202 Las Vegas, NV	3.0	2.0	1074	$1,445	$1.35	16d	1	0.80mi
4549 Oakdale Ave Las Vegas, NV	4.0	2.0	1496	$1,800	$1.20	0d	1	0.80mi
2824 Poppyseed Way Las Vegas, NV	4.0	2.0	1332	$1,790	$1.34	16d	1	0.81mi
2847 Mammoth Ct Las Vegas, NV	3.0	2.0	1440	$1,700	$1.18	9d	1	0.88mi
4640 Vegas Valley Dr Las Vegas, NV	1.0–2.0	1.0–2.0	853	$1,340	$1.57	45d	1	0.90mi
5075 Spyglass Hill Dr Las Vegas, NV	1.0–2.0	1.0–2.0	851	$1,413	$1.66	0d	38	0.91mi
2689 Rungsted St Las Vegas, NV	3.0	2.0	1315	$1,775	$1.35	45d	1	0.92mi
4379 Hilldale Ave Las Vegas, NV	2.0	1.0	954	$1,485	$1.56	9d	1	0.92mi
2883 Wheelwright Dr Unit 1 Las Vegas, NV	2.0	2.0	918	$1,195	$1.30	9d	1	0.97mi
4570 Carriage Park Dr Unit B Las Vegas, NV	2.0	2.0	918	$1,395	$1.52	19d	1	0.98mi
3956 Clear View Dr Las Vegas, NV	3.0	2.0	1306	$2,600	$1.99	19d	1	1.00mi
4516 Charles Ronald Ave Las Vegas, NV	3.0	2.0	1613	$3,800	$2.36	45d	1	1.00mi

HOA detail

• Monthly dues: $80 · $960/yr

Listing history 14 events

1. 2026-06-02
   statusdays on market $112,000 Pending 65 DOM
2. 2026-06-01
   days on market $112,000 Active Under Contract 64 DOM
3. 2026-05-31
   days on market $112,000 Active Under Contract 63 DOM
4. 2026-04-14
   historical Active Under Contract
5. 2026-02-13
   status Pending
6. 2026-01-27
   listed $112,000 Active
7. 2025-08-12
   status Pending
8. 2025-08-12
   historical
9. 2025-08-08
   listed $140,000 Active
10. 2011-04-12
    historical
11. 2010-11-10
    price $68,000
12. 2010-09-28
    listed $72,000 Exclusive Right
13. 1998-04-17
    soldstatus $85,000
14. 1987-08-04
    soldstatus $46,000

ⓘ 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: $406 · $34/mo
• Projected year-2 tax: $661 · $55/mo
• Expected delta: +$255/yr (+$21/mo · 62.8%)

ⓘ 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 ≥108°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: $19,431
• − Mortgage interest: −$6,274
• − Property taxes: −$406
• − Insurance: −$560
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − HOA: −$960
• − Depreciation: −$3,258
• Taxable income: $4,864
• Est. tax owed @ 24.0%: −$1,167
• After-tax cash flow: $5,209/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 — Sunrise Manor

• Score: 58/100
• State rank: #83
• US rank: #20692

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunrise Manor, NV
• County: Clark County · 2,306,105 people
• City population: 102,557
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 53,724
• Household income: $63,846
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 2212.0

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 0.73)
• Race & ethnicity: Hispanic / Latino 40% White 29% Two or more races 17% Black 14% Asian 10% Native American 2%
• Hispanic origin (detail): Mexican 28% Cuban 3%
• Common ancestry: Lithuanian 1% Romanian 1% Portuguese 1%
• Foreign-born: 26% · Canada, South Korea, Vietnam
• Languages at home: 61% English-only · Spanish 29% Tagalog/Filipino 6% 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: ▼ -243.52%
• Current HPI: 274.1767
• Rent YoY: ▼ -0.63%
• 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

+143.5% since first listed

11 events — show timeline

• 2026-04-14 Contingent — GLVAR
• 2026-02-13 Pending — GLVAR
• 2026-01-27 Listed $112,000 GLVAR
• 2025-08-12 Pending — GLVAR
• 2025-08-12 Listing Removed — GLVAR
• 2025-08-08 Listed $140,000 GLVAR
• 2011-04-12 Listing Removed — GLVAR
• 2010-11-10 Price Changed $68,000 GLVAR
• 2010-09-28 Listed $72,000 GLVAR
• 1998-04-17 Sold (Public Records) $85,000 Public Records
• 1987-08-04 Sold (Public Records) $46,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $406 · -78.0% YoY. Source: county tax records.