Luxury Rental in Las Vegas: 8%+ Cap Rate & Double-Digit Cash-on-Cash Returns

Mar 5

Hi everyone,

I wanted to share a quick breakdown of a potential mid-term rental investment opportunity in Las Vegas that we’re currently analyzing.

Strategy: Renovate + Furnish → Mid-Term Rental

Property: 1940 Fox Canyon Cir, Las Vegas, NV
Purchase Price (Negotiated): $825,000
Size: 3,641 sq ft | Beds/Baths: 4 BD | Pool & large lot | 3‑car garage + RV parking

Why This Opportunity Works

This property checks several key boxes for the mid-term rental strategy:

Large 3,600+ sq ft home
Pool + large backyard
3-car garage + RV parking
Located in west Las Vegas near Summerlin
Ideal for corporate relocations, medical professionals, and insurance housing

The renovation allows us to reposition the property into the executive rental market, where larger homes regularly command $7k–$8k+ per month furnished.

Opportunity Snapshot 📈

This property needs cosmetic upgrades—updated kitchen, bathrooms, flooring, paint, and lighting—but the core structure and lot size are ideal for an executive rental. Our plan is to renovate and furnish to a high standard, giving us top-of-market rent and long-term appreciation.

Capital Requirements

Negotiated Purchase Price: $825,000
Renovation & Furnishings: $100,000
Closing & Misc Setup: $25,000
Total Project Investment: $950,000

Renovation & Furnishing Scope

Renovate kitchen & bathrooms
New flooring & fresh interior paint
Modern lighting & fixtures
Furniture, decor, linens
Outdoor furniture & pool area setup

Estimated Rental Income

Target monthly rent: $7,500 – $8,500 (fully furnished, 3–6 month stays)

Annual gross income projections:
• $7,500/month: ~$90,000/year
• $8,500/month: ~$102,000/year

Operating Expenses (Monthly)

Mortgage (20% down @ ~7%): approx. $4,400
Taxes: $500
Insurance: $200
HOA: $200
Utilities / Maintenance: $800

Total operating expenses: $6,100/month

Projected Cash Flow

At $7,500/month rent: ~$1,400/month ($16,800/year)
At $8,500/month rent: ~$2,400/month ($28,800/year)

Projected Annual Return 🔁

Based on the expected cash flow and total project cost:

Total Project Investment: $950,000
Annual Cash Flow: $16,800 – $28,800
Simple Annual Return (cash flow ÷ total project cost): ~1.8% – 3.0%

If we calculate cash-on-cash return (assuming 20% down payment plus renovation and setup costs totaling ~$290,000 of cash invested):

Cash Invested: ~$290,000
Annual Cash Flow: $16,800 – $28,800
Cash-on-Cash Return: ~5.8% – 9.9%

These returns are derived purely from rental cash flow, excluding any appreciation or tax benefits.

If you’d like more details on the property, renovation scope, or investment structure, please reach out.

Sales@cgvegas.com
702-823-0855
Karisa Hirabayashi
Remax Advantage
S.0195478

Karisa Hirabayashi