1515 S Mojave Rd · Sunrise Manor, NV 89104

$84,900

3 bd · 3.0 ba · 1,940 sqft · Land public records · 1 Days on market

Built 1980

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Exceptionally maintained 3 bedroom, 3 bath home located in the all-age community of Sunset Vista. Offering approximately 1,450 square feet of comfortable living space, this home features a bright and open floor plan with generous room sizes and abundant natural light throughout. The spacious primary suite includes a private bathroom with a relaxing garden tub, perfect for unwinding at the end of the day. The property is equipped with central air conditioning and forced air for year-round comfort. Flooring is a practical mix of carpet and linoleum, providing both warmth and durability in the main living areas. An attached, fully enclosed studio with a separate entrance offers excellent flexi

Key facts

• Built 1980

Tags

• BRIGHT AND OPEN FLOOR PLAN
• CENTRAL AIR CONDITIONING
• ATTACHED FULLY ENCLOSED STUDIO
• TWO TANDEM PARKING SPACES
• CONVENIENT STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath land listed at $85k.

Deal economics

• At list price, monthly cash flow is $974 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).

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, schools F, 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 (+1.2%/yr); 146 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• At $1,976/mo this rent would consume 45% of the median local household income ($52k/yr) (locally 2715% 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 $587 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 + 1.2% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $84,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.33% ✓
• Cap rate: 20.06%
• Cash-on-cash: 49.18%
• DSCR: 3.19
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.18% rent growth · sell at horizon

5-year hold

• IRR: 44.7%
• Equity multiple: 2.88×
• Total profit: $44,772
• Equity at exit: $12,659

10-year hold

• IRR: 49.8%
• Equity multiple: 5.41×
• Total profit: $104,951
• Equity at exit: $7,341

Cash invested: $23,772 (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 89104

• Rents YoY: 1.2%
• Active inventory: 146
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,976 high
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $974

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 46%

Sensitivity live

Price	-10% $1,033	-5% $1,004	+0% $974	+5% $945	+10% $916
Rent	-10% $818	-5% $896	+0% $974	+5% $1,052	+10% $1,130
Rate	-1.0pp $1,017	-0.5pp $996	base $974	+0.5pp $952	+1.0pp $930

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2017 Bracken Ave Las Vegas, NV	3.0	2.0	1414	$1,880	$1.33	12d	1	0.68mi
3669 Waikiki Ave Las Vegas, NV	3.0	2.0	1300	$1,568	$1.21	24d	1	0.74mi
3601 E Wyoming Ave Spc 526 Las Vegas, NV	3.0	2.0	1344	$1,999	$1.49	44d	1	0.75mi
2004 Howard Ave Las Vegas, NV	4.0	2.0	1975	$2,200	$1.11	5d	1	0.75mi
1921 Franklin Ave Las Vegas, NV	3.0	2.0	1320	$2,000	$1.52	20d	1	0.79mi
1916 Howard Ave Las Vegas, NV	4.0	2.0	1296	$3,000	$2.31	24d	1	0.83mi
2213 Sunrise Ave Unit 1 Las Vegas, NV	3.0	2.0	1500	$1,249	$0.83	8d	1	0.83mi
1999 Yaupon Ave Las Vegas, NV	2.0	2.0	1860	$2,500	$1.34	5d	1	0.90mi
1999 Yaupon Ave Las Vegas, NV	2.0	2.0	2009	$2,500	$1.24	20d	1	0.90mi
2938 Karen Ave Unit 1 Las Vegas, NV	3.0	2.0	1450	$1,275	$0.88	8d	1	0.91mi
2639 Jacyra Ave Las Vegas, NV	3.0	2.5	1550	$1,840	$1.19	11d	1	0.91mi
1816 Wengert Ave Las Vegas, NV	2.0	2.0	1281	$2,500	$1.95	18d	1	0.91mi
2898 Pacific Ave Unit N/A Las Vegas, NV	3.0	2.0	1464	$2,000	$1.37	21d	1	1.02mi
1804 Kassabian Ave Las Vegas, NV	4.0	2.0	1841	$1,795	$0.98	44d	1	1.10mi
2111 Stewart Ave Unit B Las Vegas, NV	2.0	1.0	2610	$1,150	$0.44	2d	1	1.11mi
1621 Franklin Ave Las Vegas, NV	3.0	2.0	2267	$3,300	$1.46	15d	1	1.21mi
2080 Karen Ave #46 Las Vegas, NV	2.0	2.0	1360	$2,000	$1.47	44d	1	1.22mi
2398 Swifton Ct Las Vegas, NV	3.0	2.0	1564	$1,945	$1.24	8d	1	1.23mi
2398 Swifton Ct Unit N/A Las Vegas, NV	3.0	2.5	1564	$1,945	$1.24	8d	1	1.23mi
1610 E Ogden Ave Las Vegas, NV	4.0	3.0	1787	$2,250	$1.26	8d	1	1.31mi
4035 Welter Ave Las Vegas, NV	4.0	2.5	2085	$2,795	$1.34	44d	1	1.32mi
3128 Kennewick Dr Las Vegas, NV	3.0	2.0	1551	$1,900	$1.23	44d	1	1.40mi
3030 Plaza St Las Vegas, NV	4.0	2.0	1500	$2,000	$1.33	44d	1	1.42mi
2627 S Lamb Blvd #141 Las Vegas, NV	3.0	2.0	1344	$1,899	$1.41	44d	1	1.44mi
4219 Wales Green Ln Las Vegas, NV	3.0	2.5	1973	$1,955	$0.99	24d	1	1.44mi
3087 Capistrano Ct Las Vegas, NV	4.0	2.5	1817	$3,000	$1.65	44d	1	1.44mi
157 Pecos Way Las Vegas, NV	2.0	1.5	1320	$1,400	$1.06	24d	1	1.46mi
223 N 14th St Unit 223 Las Vegas, NV	2.0	1.0	2128	$1,495	$0.70	44d	1	1.49mi
426 Greenbriar Townhouse Way Las Vegas, NV	2.0	1.5	1320	$1,595	$1.21	44d	1	1.49mi
641 E Pecos Way Unit 1 Las Vegas, NV	2.0	2.5	1320	$1,550	$1.17	8d	1	1.49mi

Listing history 5 events

1. 2026-05-26
   listed $84,900 Active
2. 2021-08-12
   soldstatus $27,400,000
3. 2019-09-06
   soldstatus $17,700,000
4. 2007-12-03
   soldstatus $14,150,000
5. 1992-03-19
   soldstatus $22,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌡 Heat 8/10 Severe
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,712
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − Depreciation: −$2,470
• Taxable income: $10,994
• Est. tax owed @ 24.0%: −$2,639
• After-tax cash flow: $9,053/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): 39,937
• Household income: $52,228
• Rent vs Own: 57.8% rent · 42.2% own
• Severe rent burden: 2715.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 59% White 21% Two or more races 19% Black 9% Asian 5% Native American 4%
• Hispanic origin (detail): Mexican 45% Cuban 5%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 32% · Canada, South Korea, Jamaica
• Languages at home: 45% English-only · Spanish 48% Tagalog/Filipino 3% 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: ▼ -262.16%
• Current HPI: 305.4172
• Rent YoY: ▲ 1.18%
• 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

+285.9% since first listed

5 events — show timeline

• 2026-05-26 Listed $84,900 FSBO.com
• 2021-08-12 Sold (Public Records) $27,400,000 Public Records
• 2019-09-06 Sold (Public Records) $17,700,000 Public Records
• 2007-12-03 Sold (Public Records) $14,150,000 Public Records
• 1992-03-19 Sold (Public Records) $22,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $55,994 · +8.0% YoY. Source: county tax records.