Flips die from two mistakes: overpaying going in and forgetting the costs going out. This calculator prices both — your maximum allowable offer (the 70%-of-ARV discipline) and the true net after holding, selling, and financing costs. Tuned for Las Vegas, NV: the rent defaults below start at the metro's real FY2025 HUD Fair Market Rent — edit anything to match your deal.
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Official HUD Fair Market Rents for the Las Vegas-Henderson-Paradise, NV MSA. Use these as a sanity check against any listing's rent claims — if a pro-forma assumes rents far above these, ask why.
| Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|
| $1,316/mo | $1,476/mo | $1,750/mo | $2,452/mo | $2,841/mo |
Source: U.S. Department of Housing & Urban Development, FY2025 Fair Market Rents. FMRs are gross-rent estimates at the 40th percentile — solid floor benchmarks; well-located or renovated properties often rent above them.
A calculator answers one strategy with the numbers you type. The AgenticREI analyzer answers all six — buy & hold, rent-by-room, fix & flip, wholesale, STR, and BRRRR — from just an address in Las Vegas or anywhere else. It pulls the property records and market rents itself, flags where the listing's claims disagree with the data, and gives you a straight BUY, NEGOTIATE, or PASS.
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