1453 Morro Creek St
Las Vegas, NV 89128
INVESTIGATE
Price
$325,000
Beds
2
Baths
3
Sq Ft
1,400
Year
1997
Days Listed
2
◆ Executive Summary
Overall: INVESTIGATE — this property exhibits severe red flags including an unexplained 160% price increase from $125,000 (2013) to $325,000 with zero documented renovations, plus a chaotic listing pattern showing multiple failed sales and declining rental attempts since 2023. Though some experts disagreed on severity, the consensus points to either significant overpricing, hidden defects, or owner distress that requires thorough investigation. Critical missing information about HVAC, roof, and foundation systems for this 29-year-old home, combined with poor school ratings (2-6/10 range), compounds the risk profile and demands extensive due diligence before proceeding.
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1453 Morro Creek St, Las Vegas, NV, 89128 home INVESTIGATE Catastrophic Price Explosion Red Flag Massive Unexplained Price Delta Serial Listing Failure Pattern Missing Critical System Information
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▲ Top Findings
Catastrophic Price Explosion Red Flag
Property purchased for $125,000 in September 2013, now listed at $325,000 - a 160% increase over 12.5 years. With no building permits or documented renovations, this extreme appreciation far exceeds typical market beta and suggests significant overpricing or market manipulation.
Massive Unexplained Price Delta
Property sold for $125,000 in 2013 and now asking $325,000 - a 160% increase with zero renovation permits on record. This $200,000 jump far exceeds normal market appreciation and lacks credible improvement documentation.
Serial Listing Failure Pattern
Property has been on and off market repeatedly since 2023 - failed sale at $370,000, then $359,999, multiple rental attempts at declining rents ($1,795→$1,750→$1,700). This screams desperation or hidden problems buyers keep discovering.
Missing Critical System Information
No data on heating/cooling systems, roof condition, foundation type, or other critical components. For a 29-year-old property, these omissions prevent proper assessment of potential capital expenditures and maintenance reserves.
Zombie Listing Pattern Red Flag
Property has been on/off market multiple times since 2023 - listed for sale at $370k (Sep 2024), removed, relisted for rent at declining prices ($1,795 to $1,700), then back for sale at $325k. This cycling behavior suggests either unrealistic pricing or hidden property issues that keep deals from closing.
Chaotic Listing History
Property bounced between sale and rental listings multiple times from 2023-2024, with massive price volatility ($370K→$325K in sales, $1,750→$1,795→$1,700 in rents). This erratic pattern suggests owner desperation or property defects.
Poor School District Quality
All three assigned schools rate poorly: elementary (2/10), middle (6/10), and high school (3/10). This significantly impacts family appeal and long-term resale value in this price range.
Zombie Listing Alert
Erratic listing pattern shows property repeatedly listed for sale at $370,000 then $359,999, pulled, listed for rent multiple times at declining rates ($1,795 to $1,700), then relisted for sale at lower $325,000. This suggests owner desperation or market rejection of asking prices.
Poor School District Impact
All nearby schools score poorly with elementary at 2/10, middle at 6/10, and high school at 3/10. This significantly impacts family appeal and long-term resale value in a 2-bedroom family-oriented home.
Rental-to-Sale Conversion Red Flag
Owner tried renting this property multiple times over 2+ years before switching back to sale. This suggests either the rental market rejected it or cash flow was terrible, forcing a desperate sale attempt.
Expert Panel (10/10)
Red flag property with massive unexplained 160% appreciation in 2.5 years and erratic rental listing pattern suggests distress or manipulation.
Catastrophic Price Explosion Red Flag
Property purchased for $125,000 in September 2013, now listed at $325,000 - a 160% increase over 12.5 years. With no building permits or documented renovations, this extreme appreciation far exceeds typical market beta and suggests significant overpricing or market manipulation.
Zombie Listing Alert
Erratic listing pattern shows property repeatedly listed for sale at $370,000 then $359,999, pulled, listed for rent multiple times at declining rates ($1,795 to $1,700), then relisted for sale at lower $325,000. This suggests owner desperation or market rejection of asking prices.
Poor School District Impact
All nearby schools score poorly with elementary at 2/10, middle at 6/10, and high school at 3/10. This significantly impacts family appeal and long-term resale value in a 2-bedroom family-oriented home.
Competitive Pricing vs Comps
At $232/sqft, the listing sits in the middle range of comparable sales ($271-$302/sqft for similar properties). The 1.3% premium over Zestimate of $320,900 suggests reasonable current pricing despite historical red flags.
Missing Critical System Information
No details provided on heating system, roof condition, foundation type, or parking spaces. For a 29-year-old property, these system details are crucial for assessing maintenance costs and potential major repairs.
Flip fatigue with massive unexplained price jump and concerning ownership pattern screams investigation before touching.
Massive Unexplained Price Delta
Property sold for $125,000 in 2013 and now asking $325,000 - a 160% increase with zero renovation permits on record. This $200,000 jump far exceeds normal market appreciation and lacks credible improvement documentation.
Serial Listing Failure Pattern
Property has been on and off market repeatedly since 2023 - failed sale at $370,000, then $359,999, multiple rental attempts at declining rents ($1,795→$1,750→$1,700). This screams desperation or hidden problems buyers keep discovering.
Rental-to-Sale Conversion Red Flag
Owner tried renting this property multiple times over 2+ years before switching back to sale. This suggests either the rental market rejected it or cash flow was terrible, forcing a desperate sale attempt.
Missing Critical System Information
Listing omits heating/cooling details, roof condition, foundation type, and exterior materials. For a 29-year-old home with massive price appreciation claims, this transparency gap is concerning.
Poor School District Drag
Elementary school rated 2/10 and high school 3/10 significantly hurt resale value and buyer pool. This limits future appreciation potential and marketability to families.
Marginal cash flow rental with 160% appreciation since 2013 purchase shows concerning flip-flop pattern between sale and rental attempts.
Massive Appreciation Since Purchase
Property sold for $125,000 in 2013 and now lists at $325,000, representing 160% appreciation over 13 years. This significantly outpaces typical Las Vegas market appreciation and warrants scrutiny of current valuation assumptions.
Failed Sale Pattern with Market Confusion
Property listed for sale at $370,000 in Sep 2024, reduced to $359,999, then pulled and relisted for rent at $1,795. Now back for sale at $325,000 after rental attempts failed. This flip-flopping suggests pricing uncertainty and potential desperation.
Marginal Rental Investment Numbers
Rent-to-price ratio of 0.68% fails the 1% rule significantly. Estimated cap rate around 4.2% after expenses, with cash-on-cash return likely 2-3% on 25% down. HOA fee of $80/month further erodes already thin margins.
Missing Critical System Information
No data on heating/cooling systems, roof condition, foundation type, or other critical components. For a 29-year-old property, these omissions prevent proper assessment of potential capital expenditures and maintenance reserves.
Weak School District Profile
Elementary school rated 2/10 and high school 3/10 significantly impact family rental demand and resale value. Only middle school at 6/10 provides acceptable ratings for this price point.
Troubled property with 160% price jump since 2013 and chaotic listing history showing multiple failed sale attempts.
Massive Appreciation Since Purchase
Property sold for $125,000 in 2013 and is now listed at $325,000—a 160% increase in 13 years. While Las Vegas saw significant appreciation 2020-2022, this gain exceeds typical market beta and warrants scrutiny given the property's troubled listing pattern.
Failed Sale Pattern
Property has been on and off the market repeatedly: listed at $370,000 in Sept 2024, reduced to $359,999, removed, then relisted at $325,000. This suggests pricing issues and potential seller desperation that buyers can leverage.
Missing Critical System Information
Listing lacks basic details about heating system, roof condition, foundation type, and other major components. For a 29-year-old home, these systems may need expensive repairs or replacement soon.
Poor School Quality Risk
Elementary school rates 2/10 and high school rates 3/10, which could hurt resale value for families. Only middle school shows decent 6/10 rating. This impacts long-term property desirability.
Rent-to-Sale Flip Pattern
Property was listed for rent multiple times in 2024 ($1,700-$1,795) before switching to sale. This suggests either rental income wasn't covering costs or owner needs quick liquidity—potential negotiation leverage.
Age-Related Maintenance Burden
Built in 1997, this 29-year-old home is entering the phase where major systems (HVAC, water heater, roof) typically need replacement. The new A/C is good, but other systems are unknown and potentially costly.
1997 starter home with massive owner stress signals and critical missing system data.
Owner Distress Pattern - Failed Sales & Rental Attempts
Property has been cycling on/off market since 2023 with failed sales at $370K-$359K, then desperate rental attempts at $1,700-$1,795. Multiple listing removals suggest pricing issues or property problems forcing owner flexibility.
Massive Appreciation Since Purchase
Price jumped from $125K (2013) to $325K asking - a 160% gain over 13 years. While some is market beta, this outpaces typical Vegas recovery and needs comp verification given recent failed higher-priced listings.
Missing Critical System Information
Zero data on HVAC type, electrical panel, plumbing materials, foundation type, or roof condition for a 29-year-old home. For 1997 construction, expect potential issues with original systems reaching end-of-life.
Late 1990s Construction Era Concerns
1997 build avoids lead paint and asbestos but likely has original HVAC, water heater, and appliances nearing 30-year replacement cycle. Electrical should be modern but roof may need attention soon.
Small Lot Premium Risk
1,742 sq ft lot in attached home setting with $80/month HOA suggests limited privacy and high density. Comps show similar homes $25K-$60K less, questioning this price point for the constraints.
Poor School District Performance
Elementary school rated 2/10 and high school 3/10 significantly impact long-term value and resale appeal. This is a major consideration for families and future marketability.
Problematic flip property with zombie listing history and concerning price volatility signals poor execution despite decent bones.
Zombie Listing Pattern Red Flag
Property has been on/off market multiple times since 2023 - listed for sale at $370k (Sep 2024), removed, relisted for rent at declining prices ($1,795 to $1,700), then back for sale at $325k. This cycling behavior suggests either unrealistic pricing or hidden property issues that keep deals from closing.
Massive Price Appreciation Since Purchase
Property purchased for $125k in 2013 and now listed at $325k represents 160% gain over 13 years. While some appreciation is market-driven, this 2.6x multiple in Las Vegas suggests either significant improvements or potential overpricing relative to realistic buyer expectations.
No Permit History Despite Claimed Upgrades
Listing touts quartz countertops, premium flooring, and brand new A/C, but research shows no building permits in last 10 years. This suggests either unpermitted work or cosmetic-only improvements that may not justify pricing expectations.
Weak School District Hurts Family Appeal
All three assigned schools score poorly - elementary (2/10), middle (6/10), and high school (3/10). For a 2-bedroom family home, this significantly limits the buyer pool and resale potential in a market where school quality drives demand.
Layout Has Good Bones Despite Size
The 2.5 bath configuration in a 2-bedroom, 1,400 sf home suggests thoughtful space planning with a powder room for guests. Quartz counters and updated flooring indicate move-in ready condition, though the repeated listing cycles raise execution quality questions.
Las Vegas property shows concerning rental-to-sale flip pattern with weak schools and limited municipal growth catalysts.
Rapid Rental-to-Sale Strategy Pattern
Property cycled between rental listings ($1,700-$1,795) and sale attempts ($359K-$370K) from 2023-2024, then relisted for sale at $325K in April 2026. This pattern suggests owner difficulty with both rental income and sale execution, potentially indicating market softness.
School District Performance Drag
Zoned schools score poorly: Katz Elementary (2/10), Cimarron Memorial High (3/10), with only middle school at 6/10. Poor school ratings typically suppress long-term property values and buyer demand in family-oriented markets.
Missing Tax Assessment Data
No current tax assessed value or property tax information available despite Clark County typically maintaining public records. Deep research shows assessed value of $218K vs $325K list price, suggesting potential assessment lag or appeal risk.
High Heat Factor Climate Risk
Property rated 8/10 heat factor with 6 days above 105°F expected annually. Las Vegas faces increasing climate regulation pressure for energy efficiency mandates and potential insurance premium increases for extreme heat exposure.
Limited Municipal Growth Catalysts
Research shows no major infrastructure projects, transit extensions, or significant zoning changes planned for this area of Las Vegas. Property lacks proximity to major development drivers that could boost long-term appreciation.
Roller-coaster listing with massive price swings, poor schools, and desert insurance risks.
Chaotic Listing History
Property bounced between sale and rental listings multiple times from 2023-2024, with massive price volatility ($370K→$325K in sales, $1,750→$1,795→$1,700 in rents). This erratic pattern suggests owner desperation or property defects.
Massive Appreciation Since Purchase
Property jumped from $125K purchase in 2013 to $325K listing (160% gain). While some appreciation is market-driven, this 2.6x multiple over 13 years with no known renovations suggests potential overpricing.
High Desert Heat Risk
Las Vegas location with extreme heat factor (8/10) expecting 6 days above 105°F annually. High cooling costs and potential A/C system strain increase insurance claims risk and operating expenses.
Poor School District Quality
All assigned schools rate poorly: elementary (2/10), middle (6/10), and high school (3/10). This significantly impacts resale value and family buyer appeal in this price range.
Missing Critical System Information
Listing lacks details on HVAC specifics, roof condition/age, electrical panel, plumbing, and foundation type. For a 29-year-old property, these systems are approaching replacement cycles.
Property shows concerning pattern of failed sales and rental attempts with minimal environmental risks but unknown contamination potential.
Failed Marketing Pattern
Property has been listed and removed multiple times since 2023 - attempted sales at $370K and $360K both failed, rental attempts at $1,700-$1,795 also failed. Current $325K listing represents a $35K+ reduction from previous attempts, suggesting overpricing or property issues.
Massive Price Appreciation Since Purchase
Property purchased for $125K in 2013 and now listed at $325K represents 160% appreciation over 13 years. While some gain reflects Las Vegas market recovery post-2008, the magnitude warrants scrutiny given recent failed sale attempts.
High Heat Climate Risk
Las Vegas location faces significant heat stress with 8/10 heat factor and 6 days above 105°F expected annually. This creates long-term habitability concerns and increased cooling costs, though property has new A/C system.
Missing Environmental Data
No information available on soil contamination, radon levels, or nearby industrial sites despite Las Vegas area having various environmental concerns. Property built in 1997 eliminates lead paint risk but asbestos in building materials remains possible.
Low Flood and Fire Risk
Property shows minimal flood risk (1/10) and unlikely wildfire risk (1/10), providing good environmental safety from these major natural hazards in the Las Vegas area.
Decent home with poor schools and erratic listing behavior raises red flags about owner urgency or property issues.
Erratic Listing Pattern
Property bounced between sale and rent attempts across 2023-2024, starting at $370K in Sept 2024, removed, then relisted at $325K in 2026. This suggests owner desperation or hidden issues forcing price cuts and strategy changes.
Massive Appreciation Since Purchase
Property purchased for $125K in 2013 and now listed at $325K represents 160% gain over 12.5 years. While some is market appreciation, the lack of permit history suggests limited documented improvements to justify this premium.
Poor School District Quality
All three assigned schools rate poorly: elementary (2/10), middle (6/10), and high school (3/10). This significantly impacts family appeal and long-term resale value in this price range.
Limited Neighborhood Intelligence
Research reveals virtually no data on crime rates, neighborhood trends, or community development patterns. This information gap makes it impossible to assess trajectory or safety for investment decisions.
Climate Risk Exposure
High heat factor (8/10) with 6+ days above 105°F expected annually creates ongoing comfort and utility cost challenges. The new A/C helps but doesn't eliminate climate stress on the property.