3318 N Decatur Blvd #2040 · North Las Vegas, NV 89130

$170,000

3 bd · 2.0 ba · 1,140 sqft · Condo public records · 34 Days on market

Built 1998 $495/mo HOA · 26% 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 +12.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedrooms and 2 bathrooms. Granite countertops. All Appliances included. Master bedroom with walk in closet. Community pool, spa, playground, fitness center, pet park, BBQ areas.

Key facts

• Fitness center
• Walk-in closet
• Community amenities

Tags

• MODERN KITCHEN
• GRANITE COUNTERTOPS
• WALK-IN CLOSET
• COMMUNITY AMENITIES
• FITNESS CENTER
• COVERED ASSIGNED PARKING

Property features AI

Finance

• Other: Annual tax amount listed
• Financial info: Current lease $1,200 (expires 2026-05-01)
• HOA & community: Homeowners association: Corral Palms; HOA fee $495 monthly (includes association management); Community clubhouse, playground, and pool; Community pool

Exterior

• Parking: Assigned parking; Detached carport; 1 carport space
• Utilities: Underground utilities; Public water; Public sewer; Photovoltaics: none
• Home design: Multi-family property; 2 stories; North-facing; Attached property; Resale
• Construction: Tile roof; Resale construction
• Exterior features: Balcony; Block full fencing; Desert landscaping; Landscaped

Interior

• Kitchen: Granite countertops; Dishwasher; Disposal; Gas range; Microwave; Refrigerator
• Bedrooms: 3 possible bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; Tub/shower combo
• Heating & cooling: Central heating (gas); Central air (gas)
• Interior features: Blinds; Window treatments; Unfurnished
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Gas dryer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-12 ($-145/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (1.3% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#14 in NV, #4,471 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living B; Watch: crime D+, 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: West Prep Es (math 9% / reading 19%, grade F, #359 of 402 statewide, top 90%, 386 students, 100% FRL); Swainston Theron L Ms (math 8% / reading 26%, grade F, #87 of 109 statewide, top 82%, 1,041 students, 100% FRL); Cheyenne Hs (math 4% / reading 20%, grade F, #117 of 131 statewide, top 91%, 2,110 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 14% at this address vs 30% district-wide (-16 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 flat; 200 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 84% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 34 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $128k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.13% ✓
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.98% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.33×
• Total profit: $-31,886
• Equity at exit: $25,348

10-year hold

• IRR: -18.9%
• Equity multiple: 0.10×
• Total profit: $-42,791
• Equity at exit: $14,698

Cash invested: $47,600 (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 89130

• Home prices YoY: -26.6%
• Rents YoY: 1.0%
• Active inventory: 200
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,914 high
• Mortgage (P&I): −$891
• Tax from tax record: −$67 /mo · $799/yr
• Insurance: −$71
• HOA: −$495
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-12

Break-even live

Break-even rent $1,929

Max offer price $167,867

Occupancy floor 96%

Sensitivity live

Price	-10% $84	-5% $36	+0% $-12	+5% $-60	+10% $-108
Rent	-10% $-163	-5% $-88	+0% $-12	+5% $64	+10% $139
Rate	-1.0pp $74	-0.5pp $31	base $-12	+0.5pp $-56	+1.0pp $-101

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3318 N Decatur Blvd Las Vegas, NV	2.0–3.0	2.0	1138	$1,895	$1.67	45d	6	0.06mi
3340 Strawberry Roan Rd North Las Vegas, NV	3.0	2.0	1336	$1,895	$1.42	45d	1	0.16mi
3407 Side Saddle Ct North Las Vegas, NV	3.0	2.0	1314	$1,900	$1.45	45d	1	0.24mi
3213 Joanne Way Apt D Las Vegas, NV	2.0	1.0	1000	$1,290	$1.29	45d	1	0.52mi
3217 Arlene Way Las Vegas, NV	2.0	1.0	950	$1,090	$1.15	45d	1	0.57mi
2881 N Rancho Dr Las Vegas, NV	1.0–3.0	1.0–2.0	914	$1,745	$1.91	45d	5	0.63mi
5324 Redberry St Unit 1 Las Vegas, NV	2.0	1.0	900	$1,000	$1.11	45d	1	0.64mi
4024 W Delhi Ave North Las Vegas, NV	3.0	2.0	1463	$1,913	$1.31	45d	1	0.68mi
5400 W Cheyenne Ave Las Vegas, NV	1.0–2.0	1.0–2.0	788	$1,521	$1.93	45d	30	0.72mi
5507 W Cheyenne Ave Las Vegas, NV	2.0	2.0	940	$1,486	$1.58	45d	7	0.74mi
2701 N Decatur Blvd Las Vegas, NV	1.0–3.0	1.0–2.0	955	$2,093	$2.19	45d	4	0.76mi
3309 Miramar Dr Las Vegas, NV	3.0	2.0	1208	$1,867	$1.55	45d	1	0.83mi
5067 Madre Mesa Dr Las Vegas, NV	1.0–2.0	1.0–2.0	862	$1,917	$2.22	45d	8	0.89mi
3651 N Rancho Dr Las Vegas, NV	1.0–3.0	1.0–2.0	959	$2,158	$2.25	45d	13	0.94mi
2705 N Rancho Dr Las Vegas, NV	2.0–3.0	2.5	1186	$2,885	$2.43	22d	11	1.03mi
4107 Cutting Horse Ave North Las Vegas, NV	3.0	2.0	1342	$2,205	$1.64	19d	1	1.07mi
3708 Scuba Cir Unit A Las Vegas, NV	2.0	2.0	912	$1,200	$1.32	45d	1	1.09mi
3949 W Alexander Rd North Las Vegas, NV	2.0	1.0–2.0	742	$2,052	$2.76	45d	33	1.09mi
2555 N Rancho Dr Las Vegas, NV	3.0	1.0–2.0	901	$2,245	$2.49	6d	25	1.09mi
3305 Cheyenne Gardens Way North Las Vegas, NV	3.0	2.5	1327	$1,805	$1.36	45d	1	1.16mi
5735 Madre Mesa Dr Unit B Las Vegas, NV	2.0	1.0	1000	$1,800	$1.80	45d	1	1.17mi
4254 Valley Regents Dr North Las Vegas, NV	3.0	2.0	1440	$1,850	$1.28	45d	1	1.17mi
4216 Fino Cir Unit Labs North Las Vegas, NV	3.0	2.0	1500	$2,650	$1.77	21d	1	1.26mi
3260 Fountain Falls Way North Las Vegas, NV	2.0–3.0	2.0	1148	$1,699	$1.48	45d	8	1.34mi
2373 Wooster Cir Unit D Las Vegas, NV	2.0	1.0	920	$1,300	$1.41	45d	1	1.37mi
2340 Canfield Dr Las Vegas, NV	2.0	1.0	920	$1,295	$1.41	45d	1	1.39mi
2340 Canfield Dr Unit D Las Vegas, NV	2.0	1.0	920	$1,345	$1.46	45d	1	1.39mi
3825 Craig Crossing Dr North Las Vegas, NV	1.0–3.0	1.0–2.0	1026	$2,096	$2.04	0d	12	1.43mi
5729 Smoke Ranch Rd Las Vegas, NV	2.0	1.0	844	$1,250	$1.48	45d	1	1.44mi
5729 Smoke Ranch Rd Unit C Las Vegas, NV	2.0	1.0	844	$1,350	$1.60	45d	1	1.44mi
4425 Rodman Dr Las Vegas, NV	3.0	2.0	1486	$1,995	$1.34	45d	1	1.45mi
5733 Smoke Ranch Rd Unit D Las Vegas, NV	2.0	1.0	844	$1,400	$1.66	45d	1	1.45mi

HOA detail condo

• Monthly dues: $495 · $5,940/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $170,000 Active 34 DOM
2. 2026-06-18
   days on market $170,000 Active 31 DOM
3. 2026-06-17
   days on market $170,000 Active 30 DOM
4. 2026-06-16
   days on market $170,000 Active 29 DOM
5. 2026-06-15
   days on market $170,000 Active 28 DOM
6. 2026-06-13
   days on market $170,000 Active 26 DOM
7. 2026-06-09
   days on market $170,000 Active 22 DOM
8. 2026-06-08
   days on market $170,000 Active 21 DOM
9. 2026-06-07
   days on market $170,000 Active 20 DOM
10. 2026-06-03
    days on market $170,000 Active 16 DOM
11. 2026-06-02
    days on market $170,000 Active 15 DOM
12. 2026-06-01
    days on market $170,000 Active 14 DOM
13. 2026-05-31
    days on market $170,000 Active 13 DOM
14. 2026-05-18
    listed $170,000 Active
15. 2018-08-03
    soldstatus $128,000 Sold 180-char remark

    Show marketing remark (180 chars)

    3 bedrooms and 2 bathrooms. Granite countertops. All Appliances included. Master bedroom with walk in closet. Community pool, spa, playground, fitness center, pet park, BBQ areas.

16. 2018-08-03
    soldstatus $128,000

    Show marketing remark (180 chars)

    3 bedrooms and 2 bathrooms. Granite countertops. All Appliances included. Master bedroom with walk in closet. Community pool, spa, playground, fitness center, pet park, BBQ areas.

17. 2018-07-31
    status Pending 180-char remark

    Show marketing remark (180 chars)

    3 bedrooms and 2 bathrooms. Granite countertops. All Appliances included. Master bedroom with walk in closet. Community pool, spa, playground, fitness center, pet park, BBQ areas.

18. 2018-07-12
    listed $130,000 Active 180-char remark

    Show marketing remark (180 chars)

    3 bedrooms and 2 bathrooms. Granite countertops. All Appliances included. Master bedroom with walk in closet. Community pool, spa, playground, fitness center, pet park, BBQ areas.

19. 2012-01-18
    soldstatus $37,000 Sold 277-char remark

    Show marketing remark (277 chars)

    Cozy Second floor condominium on the Northwest side of the valley. Great open floor plan with three bedrooms, two bathrooms, solid counter tops, gas fireplace and vaulted ceilings in living room, and a balcony!! Convenient to freeways, schools, shopping, restaurants, and more!

20. 2012-01-05
    historical Contingent Offer 277-char remark

    Show marketing remark (277 chars)

    Cozy Second floor condominium on the Northwest side of the valley. Great open floor plan with three bedrooms, two bathrooms, solid counter tops, gas fireplace and vaulted ceilings in living room, and a balcony!! Convenient to freeways, schools, shopping, restaurants, and more!

21. 2011-12-23
    status Exclusive Right 277-char remark

    Show marketing remark (277 chars)

    Cozy Second floor condominium on the Northwest side of the valley. Great open floor plan with three bedrooms, two bathrooms, solid counter tops, gas fireplace and vaulted ceilings in living room, and a balcony!! Convenient to freeways, schools, shopping, restaurants, and more!

22. 2011-12-12
    historical Contingent Offer 277-char remark

    Show marketing remark (277 chars)

    Cozy Second floor condominium on the Northwest side of the valley. Great open floor plan with three bedrooms, two bathrooms, solid counter tops, gas fireplace and vaulted ceilings in living room, and a balcony!! Convenient to freeways, schools, shopping, restaurants, and more!

23. 2011-12-06
    price $44,000 277-char remark

    Show marketing remark (277 chars)

    Cozy Second floor condominium on the Northwest side of the valley. Great open floor plan with three bedrooms, two bathrooms, solid counter tops, gas fireplace and vaulted ceilings in living room, and a balcony!! Convenient to freeways, schools, shopping, restaurants, and more!

24. 2011-10-31
    status Exclusive Right 277-char remark

    Show marketing remark (277 chars)

    Cozy Second floor condominium on the Northwest side of the valley. Great open floor plan with three bedrooms, two bathrooms, solid counter tops, gas fireplace and vaulted ceilings in living room, and a balcony!! Convenient to freeways, schools, shopping, restaurants, and more!

25. 2011-10-28
    historical 277-char remark

    Show marketing remark (277 chars)

    Cozy Second floor condominium on the Northwest side of the valley. Great open floor plan with three bedrooms, two bathrooms, solid counter tops, gas fireplace and vaulted ceilings in living room, and a balcony!! Convenient to freeways, schools, shopping, restaurants, and more!

26. 2011-10-28
    listed $45,047 277-char remark

    Show marketing remark (277 chars)

    Cozy Second floor condominium on the Northwest side of the valley. Great open floor plan with three bedrooms, two bathrooms, solid counter tops, gas fireplace and vaulted ceilings in living room, and a balcony!! Convenient to freeways, schools, shopping, restaurants, and more!

27. 2004-10-28
    soldstatus $32,500,000
28. 2003-04-24
    soldstatus $20,185,980

ⓘ 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: $799 · $67/mo
• Projected year-2 tax: $1,003 · $84/mo
• Expected delta: +$204/yr (+$17/mo · 25.6%)

ⓘ 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 ≥106°F today · 18 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: $22,964
• − Mortgage interest: −$9,523
• − Property taxes: −$799
• − Insurance: −$850
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − HOA: −$5,940
• − Depreciation: −$4,945
• Taxable loss: −$2,767
• Est. tax savings @ 24.0%: +$664
• After-tax cash flow: $519/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 — North Las Vegas

• Score: 74/100
• State rank: #14
• US rank: #4471

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Las Vegas, NV
• County: Clark County · 2,306,105 people
• City population: 274,675
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 36,603
• Household income: $85,278
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 1263.0

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 0.68)
• Race & ethnicity: White 49% Hispanic / Latino 22% Black 17% Two or more races 17% Asian 5%
• Hispanic origin (detail): Mexican 15% Cuban 1%
• Common ancestry: Romanian 2% Slovak 2% Italian 1%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 16% Tagalog/Filipino 2% Other Indo-European 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: ▼ -96.83%
• Current HPI: 266.7774
• Rent YoY: ▲ 0.98%
• 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

-99.2% since first listed

15 events — show timeline

• 2026-05-18 Listed $170,000 GLVAR
• 2018-08-03 Sold (Public Records) $128,000 Public Records
• 2018-08-03 Sold (MLS) $128,000 GLVAR
• 2018-07-31 Pending — GLVAR
• 2018-07-12 Listed $130,000 GLVAR
• 2012-01-18 Sold (MLS) $37,000 GLVAR
• 2012-01-05 Contingent — GLVAR
• 2011-12-23 Relisted — GLVAR
• 2011-12-12 Contingent — GLVAR
• 2011-12-06 Price Changed $44,000 GLVAR
• 2011-10-31 Relisted — GLVAR
• 2011-10-28 Listing Removed — GLVAR
• 2011-10-28 Listed $45,047 GLVAR
• 2004-10-28 Sold (Public Records) $32,500,000 Public Records
• 2003-04-24 Sold (Public Records) $20,185,980 Public Records

Property tax history

+0.1%/yr

Latest (2025): $799 · +2.7% YoY. Source: county tax records.