None · Sunrise Manor, NV 89122

$185,000

3 bd · 2.0 ba · 1,356 sqft · Manufactured public records · 83 Days on market

Built 1984 4,792 sqft lot $108/mo HOA · 7% 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 +15.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +3.8/10.0
• 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 MLS

sigle family manufactured home

Key facts

• 4,792 sq ft lot
• Parking
• Built 1984

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $163k (12.0% below list).
• Recommended offer: $163k (12.0% below list) — sets the bar for 1% rule.

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 17d 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 31% 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 $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

• It's been on market 83 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $185k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,714 (12.0% below list)

Questions for the listing agent

1. It's been on market 83 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. 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. 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 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: 0.88% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.94%
• DSCR: 1.09
• 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: -16.5%
• Equity multiple: 0.43×
• Total profit: $-29,446
• Equity at exit: $27,584

10-year hold

• IRR: -14.4%
• Equity multiple: 0.28×
• Total profit: $-37,307
• Equity at exit: $15,995

Cash invested: $51,800 (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 89122

• Rents YoY: -0.6%
• Active inventory: 331
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,627 high
• Mortgage (P&I): −$970
• Tax from tax record: −$47 /mo · $559/yr
• Insurance: −$77
• HOA: −$108
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $84

Break-even live

Break-even rent $1,521

Max offer price $185,000

Occupancy floor 90%

Sensitivity live

Price	-10% $188	-5% $136	+0% $84	+5% $31	+10% $-21
Rent	-10% $-45	-5% $19	+0% $84	+5% $148	+10% $212
Rate	-1.0pp $177	-0.5pp $131	base $84	+0.5pp $36	+1.0pp $-13

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3400 Cabana Dr #2049 Las Vegas, NV	2.0	2.0	1053	$1,350	$1.28	0d	1	0.23mi
3400 Cabana Dr #2019 Las Vegas, NV	2.0	2.0	1053	$1,350	$1.28	16d	1	0.23mi
3400 Cabana Dr Las Vegas, NV	2.0–3.0	2.0	1124	$1,350	$1.20	23d	2	0.23mi
2847 Mammoth Ct Las Vegas, NV	3.0	2.0	1440	$1,700	$1.18	9d	1	0.44mi
2978 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,245	$1.41	22d	1	0.49mi
2980 Juniper Hills Blvd #103 Las Vegas, NV	2.0	2.0	896	$1,090	$1.22	14d	1	0.50mi
2980 Juniper Hills Blvd Las Vegas, NV	2.0	2.0	896	$1,090	$1.22	5d	1	0.50mi
2982 Juniper Hills Blvd #202 Las Vegas, NV	3.0	2.0	1074	$1,700	$1.58	45d	1	0.51mi
2972 Juniper Hills Blvd #202 Las Vegas, NV	3.0	2.0	1074	$1,445	$1.35	16d	1	0.52mi
2789 Canonero St Las Vegas, NV	2.0	2.5	1395	$3,000	$2.15	45d	1	0.55mi
2962 Juniper Hills Blvd #104 Las Vegas, NV	3.0	2.0	1074	$1,550	$1.44	45d	1	0.58mi
2985 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	884	$1,000	$1.13	9d	1	0.60mi
2985 Juniper Hills Blvd #102 Las Vegas, NV	2.0	2.0	891	$1,225	$1.37	16d	1	0.60mi
2963 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,250	$1.41	45d	1	0.63mi
2963 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,250	$1.41	18d	1	0.63mi
2979 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	889	$1,195	$1.34	22d	1	0.64mi
2977 Juniper Hills Blvd #104 Las Vegas, NV	2.0	2.0	896	$1,050	$1.17	9d	1	0.65mi
2967 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	884	$1,190	$1.35	45d	1	0.66mi
2967 Juniper Hills Blvd #104 Las Vegas, NV	2.0	4.0	891	$1,350	$1.52	45d	1	0.66mi
2967 Juniper Hills Blvd Las Vegas, NV	2.0	2.0	884	$1,190	$1.35	19d	1	0.66mi
2975 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,000	$1.13	45d	1	0.67mi
2824 Poppyseed Way Las Vegas, NV	4.0	2.0	1332	$1,790	$1.34	16d	1	0.68mi
2689 Rungsted St Las Vegas, NV	3.0	2.0	1315	$1,775	$1.35	45d	1	0.69mi
5703 Roundrock Dr Las Vegas, NV	3.0	2.0	1231	$1,699	$1.38	16d	1	0.72mi
5650 Ruby Creek Dr Las Vegas, NV	3.0	2.5	1422	$2,300	$1.62	5d	1	0.72mi
5218 Coral Vine Way Las Vegas, NV	3.0	2.0	1315	$1,840	$1.40	14d	1	0.77mi
6120 Majestic Wind Ave Las Vegas, NV	3.0	2.0	1234	$1,750	$1.42	6d	1	0.80mi
5655 E Sahara Ave Las Vegas, NV	2.0	2.0	958	$1,372	$1.43	6d	4	0.84mi
5655 E Sahara Ave Las Vegas, NV	2.0	2.0	958	$1,372	$1.43	12d	4	0.84mi
5075 Spyglass Hill Dr Las Vegas, NV	1.0–2.0	1.0–2.0	851	$1,410	$1.66	0d	38	0.85mi
5101 E Twain Ave Las Vegas, NV	1.0–2.0	1.0–2.0	780	$1,150	$1.47	45d	4	0.87mi
5051 Sitka Ln Las Vegas, NV	3.0	2.0	1265	$1,225	$0.97	45d	1	0.89mi
3055 S Nellis Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	983	$1,432	$1.46	0d	41	0.89mi
5650 E Sahara Ave #2024 Las Vegas, NV	2.0	2.0	958	$1,200	$1.25	6d	1	0.94mi
4855 E Vegas Valley Dr Las Vegas, NV	1.0–3.0	1.0–2.0	949	$1,579	$1.66	0d	14	0.97mi
3037 Aloha Ave Las Vegas, NV	3.0	2.0	1270	$1,750	$1.38	0d	1	0.97mi
3021 Aloha Ave Las Vegas, NV	3.0	2.0	1270	$1,800	$1.42	5d	1	0.98mi
3800 S Nellis Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	943	$1,635	$1.73	0d	24	0.98mi
5954 Sleepy Fawn Dr Las Vegas, NV	2.0	2.0	964	$1,740	$1.80	19d	1	0.99mi
5571 Slice Dr Las Vegas, NV	3.0	2.5	1636	$2,115	$1.29	46d	1	1.02mi

HOA detail

• Monthly dues: $108 · $1,296/yr

Listing history 12 events

1. 2026-05-12
   price $185,000 30-char remark

   Show marketing remark (30 chars)

   sigle family manufactured home

2. 2026-05-12
   price $180,000 30-char remark

   Show marketing remark (30 chars)

   sigle family manufactured home

3. 2026-05-04
   price $199,999 30-char remark

   Show marketing remark (30 chars)

   sigle family manufactured home

4. 2026-04-14
   price $214,999 30-char remark

   Show marketing remark (30 chars)

   sigle family manufactured home

5. 2026-04-10
   price $220,000 30-char remark

   Show marketing remark (30 chars)

   sigle family manufactured home

6. 2026-04-02
   price $224,995 30-char remark

   Show marketing remark (30 chars)

   sigle family manufactured home

7. 2026-03-20
   price $235,000 30-char remark

   Show marketing remark (30 chars)

   sigle family manufactured home

8. 2026-03-05
   listed $250,000 Active 30-char remark

   Show marketing remark (30 chars)

   sigle family manufactured home

9. 2000-09-22
   soldstatus $85,000
10. 1999-05-03
    soldstatus $74,500
11. 1984-11-16
    soldstatus $20,000
12. 1984-11-16
    soldstatus $20,000

ⓘ 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: $559 · $47/mo
• Projected year-2 tax: $1,092 · $91/mo
• Expected delta: +$532/yr (+$44/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 2/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 13 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: $19,526
• − Mortgage interest: −$10,363
• − Property taxes: −$559
• − Insurance: −$925
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − HOA: −$1,296
• − Depreciation: −$5,382
• Taxable loss: −$2,124
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $1,513/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

+825.0% since first listed

12 events — show timeline

• 2026-05-12 Price Changed $185,000 GLVAR
• 2026-05-12 Price Changed $180,000 GLVAR
• 2026-05-04 Price Changed $199,999 GLVAR
• 2026-04-14 Price Changed $214,999 GLVAR
• 2026-04-10 Price Changed $220,000 GLVAR
• 2026-04-02 Price Changed $224,995 GLVAR
• 2026-03-20 Price Changed $235,000 GLVAR
• 2026-03-05 Listed $250,000 GLVAR
• 2000-09-22 Sold (Public Records) $85,000 Public Records
• 1999-05-03 Sold (Public Records) $74,500 Public Records
• 1984-11-16 Sold (Public Records) $20,000 Public Records
• 1984-11-16 Sold (Public Records) $20,000 Public Records

Property tax history

-2.7%/yr

Latest (2025): $559 · +2.5% YoY. Source: county tax records.