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2781 Grande Valley Drive Las Vegas, NV 89135

3 Beds 2 Baths 1,899 sqft Built 2001

$550,000

List Price

$2,050

$1.8K - $2.3K

Rent Est.

$151,500

Investment Est.

PROPERTY INFO

November 29, 2020 RECENTLY ADDED
FACTS
  • Single Family
  • Built In 2001
  • Price/Sqft : $289.63
  • 8 Days on Market
  • MLS # : 2251128
  • Updated Date : 12/03/2020 at 11:30
CONSTRUCTION
  • Beds : 3
  • Floor Size : 1,899 sqft
  • Baths : 2 full
Listing Agent

Bpm Realty

Listing Agent's Description

Your Summerlin dream home with a pool awaits you perfectly situated on a corner lot w/ every upgrade you can imagine !House boasts an open floor plan with 3 full bedrooms plus a den .House has quartz countertops throughout w/ white shaker cabinets .This beauty has brand new flooring & paint throughout with extra padded carpet in bedrooms. Enjoy your back yard with a covered patio opening to your pool &spa. No details have been spared on this home..

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MARKET HIGHLIGHTS

Las Vegas Market Report
  • As the largest share, Las Vegas metro contributes to 75.1% of Nevada state's economy i.e. Gross State Product (USMayors.org, 2018)
  • Las Vegas metro has 61.2% labor force participation rate (USMayors.org, 2018)
  • Las Vegas metro's employment growth was at 2.6% in 2018 and predicted to grow at the rate of 1.7% in 2019 (USMayors.org, 2018)
  • A $7.5 billion mixed-use 6-year project known as Bleutech Park Las Vegas is starting in December 2019. The project will incorporate environmental and technological features such as water purification, on-site waste treatment and localized air cleaning. Described as an “insular mini-city,” the plan calls for use of autonomous vehicles, AI, augmented reality, robotics and other advanced technologies. (reBusinessOnline - France Media, 2019)
  • Las Vegas metro's major employers include: MGM Resorts International, Caesars Entertainment Corporation, Stations Casinos, LLC., Wynn Resorts, Boyd Gaming Corporation, Las Vegas Sands Corporation, Walmart Stores, Cosmopolitan of Las Vegas, The Valley Health System and Supervalu (Las Vegas Sun, 2019)
  • Las Vegas metro's economy was worth $124.9 billion in Gross Metro Product in 2018 and projected to grow to $133.2 billion in 2019 (USMayors.org, 2018)

PRICE & RENT TRENDS

Neighborhood: The Willows

NeighborhoodNIR Market*CityMarket2010Year20002019120k140k160k180k200k220k240k260k280k300k320k340k360k380kPrice in $119k395k

* NIR Market: Aggregated price or rent trend of all neighborhoods with same NIR

Neighborhood: The Willows

NeighborhoodNIR Market*CityMarket2010Year20002019 Q21100120013001400150016001700180019002000Rent in $10762007

* NIR Market: Aggregated price or rent trend of all neighborhoods with same NIR

SCHOOLS

NAME EDUCATIONAL LEVEL SCHOOL TYPE # OF STUDENTS # OF TEACHERS GREATSCHOOLS RATING
Judy And John Goolsby Elementary School Primary Regular 807 42 10
Victoria Fertitta Middle School Middle Regular 1,472 60 NA
Palo Verde High School High Regular 3,024 114 9

Judy And John Goolsby Elementary School

  • Education Level: Primary
  • # of students: 807
  • # of teachers: 42
10
GreatSchools Rating

Victoria Fertitta Middle School

  • Education Level: Middle
  • # of students: 1,472
  • # of teachers: 60
NA
GreatSchools Rating

Palo Verde High School

  • Education Level: High
  • # of students: 3,024
  • # of teachers: 114
9
GreatSchools Rating
 

FINANCIALS

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$495,000$605,000$550,000

PURCHASE PRICE

$1,845$2,255$2,050

RENT

DOWN PAYMENT
FINANCING
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FINANCIALS

PROJECTED BASIC MONTHLY INCOME STATEMENT

INCOME Rent $2,050
EXPENSES Loan Payment -$2,029
Property Tax -$284
Property Insurance -$64
Property Management Fees -$119
CASH FLOW
-$446

This is the estimated cash flow generated during a typical maintenance-free month. It is recommended that investors set aside 16% of earned rent to cover both maintenance and periods of vacancy.

$550,000

PROJECTED PRICE

$2,050

PROJECTED RENT

0.37%

PROJECTED RENT / PRICE RATIO

ASSUMPTIONS

Expense Inflation 2.50%
Rental Growth Year (1-5) 4.05%
Appreciation Year (1-5) 8.8%
Maintenance Year (1-5) 8.00%
Vacancy 7.57%
Length of Stay Years 2

PROJECTED ACCUMULATED WEALTH

30 YEAR PROJECTION

  • Cash Flow

  • Appreciation

  • Principal
11530$0.0$200k$400k$600k$800k$1.0M$1.2M$1.4M$1.6M$1.8M

PROJECTED ANNUAL CASH FLOW

11530-$10k-$5.0k$0.0$5.0k$10k$15k

PROJECTED PROPERTY VALUE

30 YEAR PROJECTION

  • Appreciation

  • Principal

  • Loan Balance
11530$0.0$200k$400k$600k$800k$1.0M$1.2M$1.4M$1.6M$1.8M

TOTAL CASH OUT OF POCKET

TOTAL OUT OFPOCKET$151,500

INVESTMENT

$151,500

Down Payment		 $137,500
Rehab Estimate		 $5,750
Closing Costs		 $8,250

LOAN DETAILS

25%

DOWN PAYMENT

HOMEUNION RECOMMENDS:

A 60% down payment or higher enables the proceeds from the asset to cover all costs.

$2,029

MONTHLY LOAN PAYMENT

30 yr
Term
4.25%
Interest
25.00%
Down Payment
Term 30 Years
Interest 4.25%
Down Payment $137,500
Loan Amount $412,500
See What Happens When You Reinvest Cash Flow

2.17

YEARS SAVED

$9,506

INTEREST SAVED

CASH FLOW REINVESTMENT

The time & interest saved by applying each month's positive cash flow towards loan principal pay down.

  • $2,050

    LIST RENT

  • $1.08

    LIST RENT PER SQFT

  • $1,880

    COMP ESTIMATED VALUE

  • $0.99

    COMP AVG. RENT PER SQFT
Comps Range
$1,700
1$1,7002$1,8753$1,9004$1,9955$2,050
$2,050
RENT COMPS ANALYSIS
  • 2781 Grande Valley Drive Las Vegas, NV 5
    • 3 beds 2 baths ∙ 1,899 Sqft ∙ Built 2001 3 beds 2 baths ∙ 1,899 Sqft ∙ Built 2001
    property image
    • Rent
    • Rent Per SQFT
    •  
    • $2,050
    • $1.08
    •  
  • 2754 Grande Valley Drive Las Vegas, NV 1
    • 3 beds 2 baths ∙ 1,723 Sqft ∙ Built 2001 3 beds 2 baths ∙ 1,723 Sqft ∙ Built 2001
    property image
    LEASED 07/24/20
    • Rent
    • Rent Per SQFT
    •  
    • $1,700
    • $0.99
    •  
  • 11136 River Hills Lane #0 Las Vegas, NV 2
    • 3 beds 2 baths ∙ 1,899 Sqft ∙ Built 2001 3 beds 2 baths ∙ 1,899 Sqft ∙ Built 2001
    property image
    LEASED 11/12/20
    • Rent
    • Rent Per SQFT
    •  
    • $1,875
    • $0.99
    •  
  • 2765 Gallant Hills Drive Las Vegas, NV 3
    • 3 beds 2 baths ∙ 1,899 Sqft ∙ Built 2001 3 beds 2 baths ∙ 1,899 Sqft ∙ Built 2001
    property image
    LEASED 11/06/20
    • Rent
    • Rent Per SQFT
    •  
    • $1,900
    • $1.00
    •  
  • 2749 Grande Valley Drive Las Vegas, NV 4
    • 3 beds 2 baths ∙ 2,026 Sqft ∙ Built 2001 3 beds 2 baths ∙ 2,026 Sqft ∙ Built 2001
    property image
    LEASED 12/19/19
    • Rent
    • Rent Per SQFT
    •  
    • $1,995
    • $0.98
    •  
PROPERTY LISTING DETAILS
LISTING AGENT
Amir Ambar
1.702.606.4483
Bpm Realty
BUYER AGENT
Gabriela Lara
1.866.250.5610
Mynd Property Management
1453579
SOURCE
Greater Las Vegas Association of Realtors ( GLVAR)
MLS #: 2251128
Last Updated: 12/03/2020

All returns, cash flow, and appreciation estimates are projections. Please review our Disclaimer for more information.

All values are rounded to the nearest dollar.
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