3751 S Nellis Blvd #370 · Paradise, NV 89121

$89,900

3 bd · 1.0 ba · 1,232 sqft · Manufactured · 61 Days on market

Built 2025 Poor condition

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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 +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing Value!! Don't Miss Out!!

Key facts

• Built 2025
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $90k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#10 in NV, #3,494 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A-, cost of living B; Watch: employment D+, schools F, crime D-.
• 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 soft (-0.1%/yr); 414 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 32% of the median local income ($56k/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 $622 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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.

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 $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 D 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: 1.66% ✓
• Cap rate: 13.77%
• Cash-on-cash: 26.70%
• DSCR: 2.19
• GRM: 5.0

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: 17.1%
• Equity multiple: 1.67×
• Total profit: $16,745
• Equity at exit: $13,404

10-year hold

• IRR: 23.4%
• Equity multiple: 2.73×
• Total profit: $43,670
• Equity at exit: $7,773

Cash invested: $25,172 (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 89121

• Rents YoY: -0.1%
• Active inventory: 414
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,495 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $560

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 58%

Sensitivity live

Price	-10% $622	-5% $591	+0% $560	+5% $529	+10% $498
Rent	-10% $442	-5% $501	+0% $560	+5% $619	+10% $678
Rate	-1.0pp $605	-0.5pp $583	base $560	+0.5pp $537	+1.0pp $513

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3800 S Nellis Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	943	$1,620	$1.72	2d	16	0.16mi
5051 Sitka Ln Las Vegas, NV	3.0	2.0	1265	$1,225	$0.97	44d	1	0.21mi
5101 E Twain Ave Las Vegas, NV	1.0–2.0	1.0–2.0	780	$1,150	$1.47	44d	4	0.26mi
3481 Cape Cod Dr Las Vegas, NV	2.0	2.0	840	$1,300	$1.55	4d	1	0.39mi
3850 Mountain Vista St Las Vegas, NV	1.0–3.0	1.0–2.0	802	$1,406	$1.75	15d	9	0.43mi
4455 E Twain Ave Las Vegas, NV	1.0–3.0	1.0–2.0	871	$1,352	$1.55	5d	9	0.52mi
3956 Clear View Dr Las Vegas, NV	3.0	2.0	1306	$2,600	$1.99	18d	1	0.64mi
4014 Great Plains Way Las Vegas, NV	2.0	1.5	1152	$1,548	$1.34	5d	1	0.80mi
4264 White Sands Ave Las Vegas, NV	4.0	2.0	1392	$1,650	$1.19	12d	1	0.87mi
3400 Cabana Dr Las Vegas, NV	2.0–3.0	2.0	1124	$1,350	$1.20	22d	2	0.89mi
3400 Cabana Dr #2019 Las Vegas, NV	2.0	2.0	1053	$1,350	$1.28	15d	1	0.89mi
4952 E Harmon Ave Las Vegas, NV	2.0	1.0	800	$1,900	$2.38	24d	1	0.91mi
3055 S Nellis Blvd Las Vegas, NV	1.0–2.0	1.0–2.0	983	$1,432	$1.46	2d	41	0.93mi
3037 Aloha Ave Las Vegas, NV	3.0	2.0	1270	$1,800	$1.42	5d	1	0.94mi
3021 Aloha Ave Las Vegas, NV	3.0	2.0	1270	$1,800	$1.42	4d	1	0.96mi
4379 Hilldale Ave Las Vegas, NV	2.0	1.0	954	$1,485	$1.56	8d	1	1.05mi
4855 E Vegas Valley Dr Las Vegas, NV	1.0–3.0	1.0–2.0	949	$1,579	$1.66	2d	15	1.09mi
5421 E Harmon Ave Las Vegas, NV	1.0–2.0	1.0–2.0	523	$1,195	$2.28	2d	17	1.09mi
3012 S Mountain Vista St Unit MV Condo Las Vegas, NV	2.0	1.0	828	$945	$1.14	44d	1	1.11mi
2977 Juniper Hills Blvd #104 Las Vegas, NV	2.0	2.0	896	$1,050	$1.17	8d	1	1.15mi
2975 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,000	$1.13	44d	1	1.16mi
2979 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	889	$1,195	$1.34	21d	1	1.16mi
2985 Juniper Hills Blvd #102 Las Vegas, NV	2.0	2.0	891	$1,225	$1.37	15d	1	1.18mi
2985 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	884	$1,000	$1.13	8d	1	1.18mi
2967 Juniper Hills Blvd Las Vegas, NV	2.0	2.0	884	$1,190	$1.35	18d	1	1.19mi
2967 Juniper Hills Blvd #203 Las Vegas, NV	2.0	2.0	884	$1,190	$1.35	44d	1	1.19mi
2967 Juniper Hills Blvd #104 Las Vegas, NV	2.0	4.0	891	$1,350	$1.52	44d	1	1.19mi
4640 Vegas Valley Dr Las Vegas, NV	1.0–2.0	1.0–2.0	853	$1,340	$1.57	44d	1	1.20mi
2963 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,250	$1.41	44d	1	1.20mi
2963 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,250	$1.41	17d	1	1.20mi
2982 Juniper Hills Blvd #202 Las Vegas, NV	3.0	2.0	1074	$1,700	$1.58	44d	1	1.22mi
2980 Juniper Hills Blvd #103 Las Vegas, NV	2.0	2.0	896	$1,090	$1.22	13d	1	1.22mi
2980 Juniper Hills Blvd Las Vegas, NV	2.0	2.0	896	$1,090	$1.22	4d	1	1.22mi
2978 Juniper Hills Blvd #204 Las Vegas, NV	2.0	2.0	884	$1,245	$1.41	21d	1	1.22mi
2883 Wheelwright Dr Unit 1 Las Vegas, NV	2.0	2.0	918	$1,195	$1.30	8d	1	1.23mi
2962 Juniper Hills Blvd #104 Las Vegas, NV	3.0	2.0	1074	$1,550	$1.44	44d	1	1.23mi
2972 Juniper Hills Blvd #202 Las Vegas, NV	3.0	2.0	1074	$1,445	$1.35	15d	1	1.24mi
2824 Poppyseed Way Las Vegas, NV	4.0	2.0	1332	$1,790	$1.34	15d	1	1.25mi
2974 Juniper Hills Blvd #102 Las Vegas, NV	3.0	2.0	867	$1,620	$1.87	15d	1	1.25mi
2974 Juniper Hills Blvd Las Vegas, NV	3.0	2.0	867	$1,620	$1.87	13d	1	1.25mi

Listing history 13 events

1. 2026-06-03
   days on market $89,900 Active 61 DOM
2. 2026-06-02
   days on market $89,900 Active 60 DOM
3. 2026-06-01
   days on market $89,900 Active 59 DOM
4. 2026-05-31
   days on market $89,900 Active 58 DOM
5. 2026-05-02
   status Active 32-char remark

   Show marketing remark (32 chars)

   Amazing Value!! Don't Miss Out!!

6. 2026-05-02
   historical 32-char remark

   Show marketing remark (32 chars)

   Amazing Value!! Don't Miss Out!!

7. 2026-04-26
   status Active 32-char remark

   Show marketing remark (32 chars)

   Amazing Value!! Don't Miss Out!!

8. 2026-04-26
   historical 32-char remark

   Show marketing remark (32 chars)

   Amazing Value!! Don't Miss Out!!

9. 2026-04-17
   status Active 32-char remark

   Show marketing remark (32 chars)

   Amazing Value!! Don't Miss Out!!

10. 2026-04-17
    historical 32-char remark

    Show marketing remark (32 chars)

    Amazing Value!! Don't Miss Out!!

11. 2026-04-16
    status Active 32-char remark

    Show marketing remark (32 chars)

    Amazing Value!! Don't Miss Out!!

12. 2025-01-22
    historical 32-char remark

    Show marketing remark (32 chars)

    Amazing Value!! Don't Miss Out!!

13. 2025-01-08
    listed $89,900 Active 32-char remark

    Show marketing remark (32 chars)

    Amazing Value!! Don't Miss Out!!

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,945
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$2,615
• Taxable income: $5,625
• Est. tax owed @ 24.0%: −$1,350
• After-tax cash flow: $5,371/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.

Condition & rehab AI · 0 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to its kitchen, bathrooms, roof, exterior, flooring, interior walls, HVAC, windows, and foundation. Significant investment is needed to bring it up to a livable condition, with the highest ROI updates being the replacement of damaged windows, roof shingles, exterior siding, interior walls, flooring, kitchen cabinets, and bathroom tiles.

Repairs flagged

• Major Kitchen cabinets — Missing cabinet doors and exposed plumbing
• Major Bathroom tiles — Missing tiles and worn fixtures
• Major Roof shingles — Visible damage and potential water damage
• Major Exterior siding — Peeling paint and damaged siding
• Major Flooring — Worn and dirty carpet with visible stains
• Major Interior walls — Paint peeling and visible damage
• Major HVAC components — Visible rust and wear
• Major Windows — Dirty and possibly damaged glass
• Major Foundation — Visible cracks and settling

Value-add opportunities

• Both Replace all damaged windows — Improved curb appeal and increased rental value
• Both Replace all damaged roof shingles — Prevent water damage and improve resale value
• Both Replace all damaged exterior siding — Enhance curb appeal and increase rental value
• Both Replace all damaged interior walls and paint — Improve interior condition and increase resale value
• Both Replace all damaged flooring — Enhance interior condition and increase rental value
• Both Replace all damaged kitchen cabinets and repair plumbing — Improve kitchen functionality and increase resale value
• Both Replace all damaged bathroom tiles and repair fixtures — Improve bathroom functionality and increase resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Missing cabinet doors and exposed plumbing	Major	$15,000–50,000
Bathroom tiles · Missing tiles and worn fixtures	Major	$15,000–50,000
Roof shingles · Visible damage and potential water damage	Major	$15,000–50,000
Exterior siding · Peeling paint and damaged siding	Major	$15,000–50,000
Flooring · Worn and dirty carpet with visible stains	Major	$15,000–50,000
Interior walls · Paint peeling and visible damage	Major	$15,000–50,000
HVAC components · Visible rust and wear	Major	$15,000–50,000
Windows · Dirty and possibly damaged glass	Major	$15,000–50,000
Foundation · Visible cracks and settling	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both Replace all damaged windows — Improved curb appeal and increased rental value ↑
• Both Replace all damaged roof shingles — Prevent water damage and improve resale value ↑
• Both Replace all damaged exterior siding — Enhance curb appeal and increase rental value ↑
• Both Replace all damaged interior walls and paint — Improve interior condition and increase resale value ↑
• Both Replace all damaged flooring — Enhance interior condition and increase rental value ↑
• Both Replace all damaged kitchen cabinets and repair plumbing — Improve kitchen functionality and increase resale value ↑
• Both Replace all damaged bathroom tiles and repair fixtures — Improve bathroom functionality and increase resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Paradise

• Score: 76/100
• State rank: #10
• US rank: #3494

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paradise, NV
• County: Clark County · 2,306,105 people
• City population: 102,557
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 68,406
• Household income: $55,758
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 4080.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 49% White 31% Two or more races 16% Black 11% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 30% Puerto Rican 1% Cuban 5%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 27% · Canada, Dominican Republic, Jamaica
• Languages at home: 57% English-only · Spanish 37% Tagalog/Filipino 2% 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: ▼ -241.85%
• Current HPI: 302.201
• Rent YoY: ▼ -0.10%
• 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

9 events — show timeline

• 2026-05-02 Relisted — Zillow
• 2026-05-02 Delisted — Zillow
• 2026-04-26 Relisted — Zillow
• 2026-04-26 Delisted — Zillow
• 2026-04-17 Relisted — Zillow
• 2026-04-17 Delisted — Zillow
• 2026-04-16 Relisted — Zillow
• 2025-01-22 Delisted — Zillow
• 2025-01-08 Listed $89,900 Zillow