7255 W Sunset Rd #1140 · Spring Valley, NV 89113

$230,000

2 bd · 2.0 ba · 937 sqft · Condo public records · 161 Days on market

Built 2001 $278/mo HOA · 11% of rent

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Why this score? — see what drove the C- 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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +6.1/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Simple elegance best describes this delightful condo on the south side of town. This bright first-floor condo features 2 bedrooms & 2 bathrooms in a quiet gated community. The tranquil living room has attractive floors with crisp walls, and is filled with natural light. The kitchen inspires casual suppers with its custom cabinets, modern stainless steel appliances & attractive granite counter tops. Two quiet bedrooms ensure a good night's rest with their plush carpets & spacious walk-in closets, each with separate bathrooms for early-morning convenience. A washer & dryer are in the kitchen closet making laundry a breeze. Enjoy relaxing breakfasts or afternoon drinks on the private covered patio for a stress-free lifestyle. Close to shopping, restaurants & Hwy 215, it is the perfect home in an ideal location. This charming community includes a community pool & gate, covered carports plus ample guest parking for visitors. This condo is a "must-see" so please visit today!

Key facts

• Gated community
• Custom cabinets
• Community pool

Tags

• GATED COMMUNITY
• PRIVATE COVERED PATIO
• COMMUNITY POOL
• CUSTOM CABINETS
• SPACIOUS WALK-IN CLOSETS
• AMPLE GUEST PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#28 in NV) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A; Watch: crime C-, amenities F, health & safety 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: Earl Marion B Es (math 13% / reading 31%, grade F, #266 of 402 statewide, top 68%, 505 students, 100% FRL); Sawyer Grant Ms (math 14% / reading 28%, grade F, #74 of 109 statewide, top 69%, 1,142 students, 100% FRL); Durango Hs (math 12% / reading 31%, grade F, #91 of 131 statewide, top 70%, 2,330 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 429 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• This rent runs 32% of the median local income ($94k/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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 161 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $18k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $230k implies a 318% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.11% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.68×
• Total profit: $-20,683
• Equity at exit: $34,294

10-year hold

• IRR: -3.8%
• Equity multiple: 0.78×
• Total profit: $-14,187
• Equity at exit: $19,886

Cash invested: $64,400 (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 89113

• Home prices YoY: -15.1%
• Rents YoY: 0.3%
• Active inventory: 429
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,545 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$64 /mo · $769/yr
• Insurance: −$96
• HOA: −$278
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $367

Break-even live

Break-even rent $2,081

Max offer price $230,000

Occupancy floor 81%

Sensitivity live

Price	-10% $497	-5% $432	+0% $367	+5% $301	+10% $236
Rent	-10% $165	-5% $266	+0% $367	+5% $467	+10% $568
Rate	-1.0pp $482	-0.5pp $425	base $367	+0.5pp $307	+1.0pp $246

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7255 W Sunset Rd Las Vegas, NV	1.0–2.0	1.0–2.0	875	$3,200	$3.66	14d	10	0.20mi
7255 W Sunset Rd Las Vegas, NV	1.0–2.0	1.0–2.0	875	$3,200	$3.66	6d	7	0.20mi
7255 W Sunset Rd Las Vegas, NV	1.0–2.0	1.0–2.0	875	$3,200	$3.66	24d	10	0.20mi
7255 W Sunset Rd Las Vegas, NV	1.0–2.0	1.0–2.0	875	$3,200	$3.66	1d	8	0.20mi
7255 W Sunset Rd Las Vegas, NV	1.0–2.0	1.0–2.0	875	$3,200	$3.66	13d	9	0.20mi
6775 Badura Ave Las Vegas, NV	1.0–3.0	1.0–2.0	1085	$2,138	$1.97	1d	115	0.80mi
7960 Rafael Rivera Way Las Vegas, NV	1.0–3.0	1.0–2.0	1017	$1,866	$1.84	0d	26	0.83mi
6755 W Arby Ave Las Vegas, NV	2.0	1.0–2.0	830	$3,073	$3.70	5d	18	0.95mi
6650 W Warm Springs Rd Las Vegas, NV	1.0–2.0	1.0–2.0	899	$1,500	$1.67	14d	2	0.96mi
6650 W Warm Springs Rd Las Vegas, NV	1.0–2.0	1.0–2.0	862	$1,750	$2.03	1d	10	0.96mi
6650 W Warm Springs Rd Las Vegas, NV	1.0–2.0	1.0–2.0	862	$1,750	$2.03	26d	6	0.96mi
7413 W Russell Rd Las Vegas, NV	1.0–3.0	1.0–2.0	1020	$1,780	$1.75	0d	13	0.96mi
7017 S Buffalo Dr Las Vegas, NV	1.0–3.0	1.0–2.0	1113	$1,800	$1.62	5d	21	1.06mi
8030 W Maule Ave Las Vegas, NV	2.0	1.0–2.0	1013	$3,038	$3.00	1d	63	1.07mi
7340 W Russell Rd Las Vegas, NV	1.0–3.0	1.0–2.0	1152	$1,916	$1.66	0d	12	1.10mi
8000 Badura Ave Las Vegas, NV	1.0–3.0	1.0–2.0	928	$1,362	$1.47	46d	12	1.11mi
8000 Badura Ave Las Vegas, NV	1.0–3.0	1.0–2.0	928	$1,410	$1.52	1d	11	1.11mi
8000 Badura Ave Las Vegas, NV	1.0–3.0	1.0–2.0	928	$1,388	$1.49	46d	11	1.11mi
8150 Rafael Rivera Way Las Vegas, NV	3.0	1.0–2.0	1069	$2,408	$2.25	4d	29	1.12mi
8251 W Sunset Rd Las Vegas, NV	1.0–2.0	1.0–2.0	1011	$2,379	$2.35	1d	15	1.25mi
8025 W Russell Rd Las Vegas, NV	1.0–2.0	1.0–2.0	1007	$1,740	$1.73	46d	1	1.50mi
8070 W Russell Rd Las Vegas, NV	1.0–2.0	1.0–2.0	816	$1,699	$2.08	46d	5	1.50mi

HOA detail condo

• Monthly dues: $278 · $3,336/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-22
   days on market $230,000 Active Under Contract 161 DOM
2. 2026-06-21
   statusdays on market $230,000 Active Under Contract 160 DOM
3. 2026-06-18
   days on market $230,000 Active 157 DOM
4. 2026-06-18
   price $230,000 Active 156 DOM
5. 2026-06-17
   days on market $248,000 Active 156 DOM
6. 2026-06-16
   days on market $248,000 Active 155 DOM
7. 2026-06-15
   days on market $248,000 Active 154 DOM
8. 2026-06-13
   days on market $248,000 Active 152 DOM
9. 2026-06-09
   days on market $248,000 Active 148 DOM
10. 2026-06-08
    days on market $248,000 Active 147 DOM
11. 2026-06-07
    days on market $248,000 Active 146 DOM
12. 2026-06-03
    days on market $248,000 Active 142 DOM
13. 2026-06-02
    days on market $248,000 Active 141 DOM
14. 2026-06-01
    days on market $248,000 Active 140 DOM
15. 2026-05-31
    days on market $248,000 Active 139 DOM
16. 2026-01-12
    listed $248,000 Active 1029-char remark

    Show marketing remark (1029 chars)

    Simple elegance best describes this delightful condo on the south side of town. This bright first-floor condo features 2 bedrooms & 2 bathrooms in a quiet gated community. The tranquil living room has attractive floors with crisp walls, and is filled with natural light. The kitchen inspires casual suppers with its custom cabinets, modern stainless steel appliances & attractive granite counter tops. Two quiet bedrooms ensure a good night's rest with their plush carpets & spacious walk-in closets, each with separate bathrooms for early-morning convenience. A washer & dryer are in the kitchen closet making laundry a breeze. Enjoy relaxing breakfasts or afternoon drinks on the private covered patio for a stress-free lifestyle. Close to shopping, restaurants & Hwy 215, it is the perfect home in an ideal location. This charming community includes a community pool & gate, covered carports plus ample guest parking for visitors. This condo is a "must-see" so please visit today!

17. 2025-05-08
    historical
18. 2025-03-10
    status Active
19. 2025-03-05
    historical Active Under Contract
20. 2025-01-04
    status Active
21. 2024-12-22
    historical Active Under Contract
22. 2024-10-26
    listed $265,000 Active
23. 2009-09-10
    soldstatus $55,000
24. 2009-09-10
    historical
25. 2009-03-12
    listed $59,000
26. 2005-10-20
    soldstatus $17,346,571
27. 2000-05-25
    soldstatus $3,000,000

ⓘ 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: $769 · $64/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$588/yr (+$49/mo · 76.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 5 d/yr ≥105°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,541
• − Mortgage interest: −$12,884
• − Property taxes: −$769
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,443
• − Management: −$2,443
• − HOA: −$3,336
• − Depreciation: −$6,691
• Taxable income: $825
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $4,200/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 — Spring Valley

• Score: 70/100
• State rank: #28
• US rank: #8005

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring Valley, NV
• County: Clark County · 2,306,105 people
• City population: 251,006
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 38,094
• Household income: $94,461
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 1515.0

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: White 40% Asian 25% Hispanic / Latino 18% Two or more races 14% Black 10% Pacific Islander 1%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 25% · China, Canada, South Korea
• Languages at home: 66% English-only · Spanish 10% Chinese 7% Tagalog/Filipino 5%

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: ▼ -45.80%
• Current HPI: 257.7992
• Rent YoY: ▲ 0.26%
• 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

-91.7% since first listed

12 events — show timeline

• 2026-01-12 Listed $248,000 GLVAR
• 2025-05-08 Listing Removed — GLVAR
• 2025-03-10 Relisted — GLVAR
• 2025-03-05 Contingent — GLVAR
• 2025-01-04 Relisted — GLVAR
• 2024-12-22 Contingent — GLVAR
• 2024-10-26 Listed $265,000 GLVAR
• 2009-09-10 Listing Removed — GLVAR
• 2009-09-10 Sold (MLS) $55,000 GLVAR
• 2009-03-12 Listed $59,000 GLVAR
• 2005-10-20 Sold (Public Records) $17,346,571 Public Records
• 2000-05-25 Sold (Public Records) $3,000,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $769 · +7.6% YoY. Source: county tax records.