6300 W Tropicana Ave · Enterprise, NV 89103

$35,000

5 bd · 3.0 ba · 4,422 sqft · SingleFamily public records · 20 Days on market

Built 1979

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3bedroom, 2 bathrooms with a 2 car drive way. Community pool, playground and basketball court. Home is located very near a middle and elementary school. Land is leased $975 a month plus water, sewer and trash.

Key facts

• Near middle school
• Community pool
• Basketball court

Tags

• COMMUNITY POOL
• PLAYGROUND
• BASKETBALL COURT
• NEAR MIDDLE SCHOOL
• NEAR ELEMENTARY SCHOOL

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#82 in NV) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A-; Watch: cost of living C-, schools 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.
• Market conditions: Rents soft (-0.2%/yr); 395 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).
• At $3,332/mo this rent would consume 82% of the median local household income ($49k/yr) (locally 4029% 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

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 $34,475 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 9.52% ✓
• Cap rate: 88.24%
• Cash-on-cash: 292.67%
• DSCR: 14.02
• GRM: 0.9

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: —
• Equity multiple: 14.96×
• Total profit: $136,845
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 29.33×
• Total profit: $277,653
• Equity at exit: $3,026

Cash invested: $9,800 (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 89103

• Rents YoY: -0.2%
• Active inventory: 395
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $3,332 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$700
• Net cashflow: $2,390

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 23%

Sensitivity live

Price	-10% $2,414	-5% $2,402	+0% $2,390	+5% $2,378	+10% $2,366
Rent	-10% $2,127	-5% $2,259	+0% $2,390	+5% $2,522	+10% $2,653
Rate	-1.0pp $2,408	-0.5pp $2,399	base $2,390	+0.5pp $2,381	+1.0pp $2,372

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
349 Velino Ave Las Vegas, NV	5.0	3.5	3100	$3,125	$1.01	18d	1	0.69mi
747 Canyon Crest Dr Las Vegas, NV	5.0	3.0	3433	$3,750	$1.09	24d	1	1.02mi
747 Canyon Crest Dr Las Vegas, NV	5.0	3.0	3433	$3,750	$1.09	44d	1	1.02mi
253 White Willow Ave Las Vegas, NV	5.0	4.0	4549	$4,495	$0.99	44d	1	1.31mi

Listing history 12 events

1. 2026-06-21
   days on market $35,000 Active 20 DOM
2. 2026-06-18
   days on market $35,000 Active 17 DOM
3. 2026-06-17
   days on market $35,000 Active 16 DOM
4. 2026-06-16
   days on market $35,000 Active 15 DOM
5. 2026-06-15
   days on market $35,000 Active 14 DOM
6. 2026-06-13
   days on market $35,000 Active 12 DOM
7. 2026-06-09
   days on market $35,000 Active 8 DOM
8. 2026-06-08
   days on market $35,000 Active 7 DOM
9. 2026-06-08
   days on market $35,000 Active 6 DOM
10. 2026-06-03
    days on market $35,000 Active 2 DOM
11. 2026-06-02
    remarks 209-char remark
12. 2026-06-02
    listed $35,000 Active 1 DOM

ⓘ 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

• 🌊 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 · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,980
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$3,198
• − Management: −$3,198
• − Depreciation: −$1,018
• Taxable income: $29,905
• Est. tax owed @ 24.0%: −$7,177
• After-tax cash flow: $21,505/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 — Enterprise

• Score: 59/100
• State rank: #82
• US rank: #20070

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Enterprise, NV
• County: Clark County · 2,306,105 people
• City population: 170,887
• Metro: Las Vegas-Henderson-Paradise, NV
• Population (ZIP): 49,041
• Household income: $48,901
• Rent vs Own: 67.7% rent · 32.3% own
• Severe rent burden: 4029.0

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: Hispanic / Latino 37% White 29% Two or more races 17% Asian 14% Black 14%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1% Cuban 2%
• Common ancestry: Slovak 1% Portuguese 1% Romanian 1%
• Foreign-born: 35% · Canada, China, South Korea
• Languages at home: 52% English-only · Spanish 29% Tagalog/Filipino 5% Chinese 3%

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: ▼ -226.11%
• Current HPI: 252.2496
• Rent YoY: ▼ -0.16%
• 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

-97.9% since first listed

2 events — show timeline

• 2026-06-02 Listed $35,000 FSBO.com
• 2006-09-29 Sold (Public Records) $1,687,896 Public Records

Property tax history

-0.2%/yr

Latest (2025): $5,715 · +3.0% YoY. Source: county tax records.