Recent market activity extracted from MLS history and Public Records.
| Date | Event / Status | Price | Notes / Adjustments |
|---|---|---|---|
| 04/24/2026 | Price Drop (Active) | $524,900 | Reduced from $549,900 |
| 04/10/2026 | Price Drop (Active) | $549,900 | Reduced from $574,900 |
| 03/30/2026 | Listed (Active) | $574,900 | Original List Price |
| 05/20/2021 | Sold (Prior Sale) | $475,000 | Previously Listed at $489,900 |
Offer Insight: Monitoring the days on market and previous price adjustments helps us gauge seller fatigue. A steady downward adjustment history of $50,000 in under 30 days strongly supports our aggressive initial offer strategy.
Current List Price: $524,900
Strategy: Leverage the Cooling Market
The seller has priced this home relatively fairly compared to the automated valuation models (AVMs), which estimate the property around $540k to $549k. However, as a buyer, the actual closed comparable sales and rapid price drops tell a different story that we can use to our advantage.
Data-Backed Justification: Recent exact-match sold comparables in the neighborhood justify an offer below the asking price. For example, 3025 Red Bay Way (4 beds, 2.5 baths, 2,084 sqft) closed at $500,000, and 7628 Desert Delta Dr (3 beds, 2 baths, 2,180 sqft) closed at $510,000. By coming in at $500k to $510k, we are anchoring our offer in solid historical data while testing the seller's motivation amidst rising inventory levels.
System Status: Financed (Solar Panel Loan)
Loan Balance: $21,979.14 at 2.990% Interest
Transfer Requirements: The system is currently financed with monthly ACH payments of $120.73 (Maturity Date: 08/26/2046). The buyer must qualify to assume the remaining payments or negotiate a payoff by the seller at closing.
The presence of solar heavily offsets the summer utility spikes typical of a home this size in Las Vegas, adding significant monthly cash-flow value to the property.
Historical 12-Month NV Energy Statements for 3109 Point Sal Cir:
| Billing Period | Amount Due | Net Metering Usage (Delivered vs Received) |
|---|---|---|
| March 20 - April 17, 2026 | $18.77 | 27.8 kWh Del / 28.3 kWh Rec |
| February 19 - March 19, 2026 | $18.80 | 21.3 kWh Del / 29.4 kWh Rec |
| January 21 - February 18, 2026 | $46.05 | 26.8 kWh Del / 19.9 kWh Rec |
| December 18, 2025 - January 20, 2026 | $23.37 | 24.2 kWh Del / 14.8 kWh Rec |
| November 18 - December 17, 2025 | $0.00 ($1.52 CR) | 22.6 kWh Del / 18.6 kWh Rec |
| October 17 - November 17, 2025 | $18.78 | 14.2 kWh Del / 23.4 kWh Rec |
| September 18 - October 16, 2025 | $19.12 | 15.4 kWh Del / 25.2 kWh Rec |
| August 20 - September 17, 2025 | $19.58 | 28.2 kWh Del / 20.4 kWh Rec |
| July 22 - August 19, 2025 | $8.98 | 44.0 kWh Del / 22.0 kWh Rec |
| June 19 - July 21, 2025 | $0.00 ($10.67 CR) | 41.7 kWh Del / 20.9 kWh Rec |
| May 20 - June 18, 2025 | $0.00 ($30.34 CR) | 43.9 kWh Del / 22.0 kWh Rec |
| April 19 - May 19, 2025 | $19.51 | 15.4 kWh Del / 31.7 kWh Rec |
What this means for your offer: The overall median list price in the 89128 zip code is currently $574,856. A Market Action Index of 40 technically still indicates a Slight Seller's Advantage. However, the data shows that the market has been cooling off consistently for several weeks. Inventory has increased to 76 homes, and buyer demand is softening. This transitionary period is the perfect time to negotiate. As homes sit longer and inventory rises, sellers are becoming more willing to accept reasonable offers below asking price to avoid chasing the market down.
Note: Specific geographic search boundaries (North, South, East, West streets) restricting this comparable analysis will be inserted here.
Highlighting best exact-match sold comps to support your offer price.
| Address | Beds/Baths | SqFt | Lot SqFt | Yr Built | List Price | $/SqFt | Pool | DOM |
|---|---|---|---|---|---|---|---|---|
| 3109 Point Sal Circle (Target) | 4 / 2.5 | 2,205 | 6,098 | 1994 | $524,900 | $238.05 | No | 28 |
| 2105 Interbay Street | 4 / 2.5 | 2,347 | 7,405 | 1993 | $715,000 | $304.64 | Yes | - |
| 7629 Delaware Bay Drive | 3 / 2 | 2,663 | 6,970 | 1989 | $690,000 | $259.11 | Yes | - |
| Address | Beds/Baths | SqFt | Lot SqFt | Yr Built | List Price | $/SqFt | Pool |
|---|---|---|---|---|---|---|---|
| 8420 Haven Brook Court | 5 / 2.5 | 2,451 | 6,098 | 1989 | $620,000 | $252.96 | Yes |
| 3025 Pismo Beach Drive | 3 / 2 | 1,720 | 5,227 | 1994 | $599,990 | $348.83 | Yes |
| Address | Beds/Baths | SqFt | Lot SqFt | Yr Built | Sold Price | $/SqFt | Pool | DOM |
|---|---|---|---|---|---|---|---|---|
| 8104 Villa Finestra Drive | 4 / 3 | 2,588 | 5,663 | 1994 | $565,000 | $218.32 | Yes | 104 |
| 7628 Desert Delta Drive | 3 / 2 | 2,180 | 6,098 | 1990 | $510,000 | $224.77 | Yes | 9 |
| 3025 Red Bay Way | 4 / 2.5 | 2,084 | 6,098 | 1989 | $500,000 | $239.92 | Yes | 10 |
| 2852 Soft Sun Circle | 4 / 3 | 2,169 | 5,227 | 1990 | $489,000 | $225.45 | No | 91 |
| Buyers' Agent | Daniel Kereczman Adobe Real Estate |
702-646-6442 dankereczman@gmail.com |
| Lender | Kelly Graham Merit Lending |
702-604-5472 |
| Escrow / Title | Monica Ruiz / John Alvarez Ticor Title (Standby for new deal) |
702-754-2537 monica.ruiz@ticortitle.com |