If you’ve been looking for a low barrier-to-entry investment property in Las Vegas, this one stands out in a big way.

💰 Why this deal is different

Assumable VA loans are already hard to find—but what makes this property truly unique is the small equity gap required to take over the loan.

List Price: $274,990
Assumable Loan Balance: $256,000
Cash to Close Gap: ~$18,990 (plus closing costs)

👉 Most assumable deals require $50K–$150K+ to bridge the gap between price and loan balance.
👉 This one is significantly lower, making it far more accessible for investors.

🏦 What is an assumable VA loan (and why it matters)?

An assumable loan allows a buyer to take over the seller’s existing mortgage, including:

Interest rate
Remaining loan balance
Payment terms

This is especially valuable in today’s market if the existing loan has a below-market interest rate.

🇺🇸 What about VA entitlement?

In this case, the seller is not requiring their VA entitlement to be restored.

👉 That means:

The seller is leaving that portion of their entitlement tied to this property
This is often done when the seller:
- is not planning to purchase another home soon, or
- does not need to reuse their VA eligibility right away

✅ Benefit to you:

You can assume the loan without needing to be a veteran in cases (lender-dependent)
It removes a common barrier that prevents many VA assumptions from happening

📊 Investment Numbers

Rental Potential:

Estimated Rent: $1,900/month

Monthly Expenses:

Loan Payment (PITI): $1,700/month
HOA: $195/month

Total Monthly Cost:

$1,895/month

💡 Cash Flow Snapshot

Rent: $1,900
Expenses: $1,895
Net: ~$5/month (break-even play)

🧠 Why this still makes sense as an investment

This is not a traditional “cash flow heavy” deal—it’s a low-entry, long-term positioning play:

✔️ Minimal cash out compared to typical deals

✔️ Locked-in financing (below today’s investor rates)

✔️ Tenant essentially covering your mortgage

✔️ Future appreciation + rent growth potential

👉 With even a small rent increase, this becomes a positive cash-flow asset.

🏘️ Property Highlights

Townhome in a gated community
HOA: $195/month
Amenities include:
- Clubhouse
- Community pool
- Park

👉 These features help:

Attract higher-quality tenants
Support long-term rental demand
Reduce vacancy risk

🎯 Ideal Investor Profile

This deal is perfect for:

First-time investors
Buyers looking for low cash entry
Anyone wanting to leverage assumable financing
Long-term “buy and hold” strategies

🚨 Final Thoughts

Opportunities like this are rare—not just because it’s an assumable loan, but because:

👉 The cash gap is unusually low
👉 The seller is flexible with entitlement
👉 The deal is positioned for easy rental stability

If you’ve been waiting for a smart entry point into the Vegas market, this is one worth a serious look.

If you’d like more details, numbers, or to see how this fits into your investment strategy, reach out—I’m happy to walk you through it.

🔑 Rare Assumable VA Loan Opportunity – Low Cash Gap