The Del Mar Residence

Las Vegas, NV 89169 • Francisco Park Area

Dual-Living Layout Valuation
Assessor GLA
1,161 SF
3 Beds / 2 Baths (1962)
Usable Footprint
~1,450 SF
Includes ~17x17 Addition
Online AVM Avg
$311,700
Strictly public records
Target Market Range
$339K–$349K
Choose Your Strategy Below

Online Valuation Benchmarks (AVMs)

1,161 Sq. Ft. Baseline

Automated models pull directly from Clark County tax records and lack awareness of your casita, second kitchen, and physical updates.

← Swipe left/right to view table →
Valuation Source Estimate Estimated Range Confidence / Notes
HouseCanary Valuation $321,471 $257,703 – $385,239 80% Confidence ($277/sq. ft.)
CoreLogic (RealAVM™) $290,400 $259,600 – $321,300 FSD: 11% Conservative baseline
Redfin Estimate ~$328,000 $310,000 – $345,000 Reflects recent neighborhood sales
Zillow (Zestimate) ~$305,000 $285,000 – $325,000 Anchored to permitted 1,161 sq. ft.

Public Record vs. Real-World Usability

Understanding the Unpermitted Casita

Official Tax Assessor File

What banks, title companies, and AVM bots see:

  • Gross Living Area (GLA): 1,161 Sq. Ft.
  • Configuration: 3 Bed / 2 Bath
  • Zoning: R-1 (Single-Family)
  • Parking: Carport
  • Assessed Lot: 6,970 Sq. Ft. (0.16 ac)

Actual Real-World Layout

What the buyer physically walks through:

  • Unit A (Front House): 2 Bed / 1 Bath + Main Living
  • Unit B (Rear Casita): 1 Bed / 1 Bath + Private Kitchen
  • Rear Addition: ~17 × 17 ft (~289 Sq. Ft.)
  • Total Usable Area: ~1,450 Sq. Ft.
  • Utility: Multi-Gen / Rental Quarters
Appraisal & Financing Crux: Because the rear kitchen addition is unpermitted, licensed appraisers cannot count the ~289 sq. ft. in the official Gross Living Area (GLA) on the appraisal grid. If a lender flags two kitchens in a single-family R-1 zone, conventional or FHA underwriting may ask for removal of the stove/range unless documented as an allowable accessory living quarter. We protect you by targeting buyers with high cash reserves, investor loans, or conventional buyers with appraisal gap protection.
The Cash-Flow Advantage: Standard 1,160 sq. ft. homes in 89169 lease for approximately $1,700 – $1,800/month. With two separate living units, an investor or house hacker can rent the front 2/1 for ~$1,350/mo and the back 1/1 casita for ~$1,000/mo, generating up to $2,350/month in gross income. This gives your property a distinct advantage over standard single-family homes in Francisco Park.

Recent Neighborhood Comparable Sales

Francisco Park & Immediate 89169 Submarket
← Swipe left/right to view all columns →
Address Sale Date Beds/Baths Sq. Ft. Sold Price $/Sq. Ft. DOM Key Comparison Feature
1945 La Brisa Ave 04/10/2026 3 / 2 1,271 $342,000 $269/SF 4 Direct model comp; standard condition; fast sale.
2984 Berman St 07/22/2026 2 / 1 976 $350,000 $359/SF 4 Smaller footprint, fully remodeled interior.
1713 Lamplighter Ln 06/23/2026 3 / 2 1,137 $355,000 $312/SF 6 Turnkey condition; clean appraisal profile.
1955 Caballero Way 07/01/2026 3 / 2 1,215 $385,000 $317/SF 14 Includes private in-ground pool; updated.
2221 Palora Ave 04/16/2026 3 / 2 1,208 $395,000 $327/SF 44 Top-of-market interior finishes; high-end remodel.
2330 Natalie Ave 07/20/2026 4 / 2 1,232 $275,000 $223/SF 44 Distressed / As-Is investor condition.
1615 Palora Ave 04/24/2026 3 / 2 1,453 $377,000 $259/SF 149 Matches your functional 1,450 SF footprint + pool.
1972 Palma Vista Ave 05/15/2026 3 / 2 1,470 $370,000 $252/SF 16 Permitted expanded living space; standard finishes.
1724 Palora Ave 06/23/2026 4 / 2 1,758 $401,000 $228/SF 181 Permitted large addition; prolonged market time.

Strategic Pricing Pathways

Compare Strategy Options and Select Your Preferred Approach
Investor / Rapid As-Is
$319,900 – $325,000

Designed for an expedited, zero-hassle cash or private-money transaction.

  • ✓ Zero Appraisal Exposure: Priced well under 1,161 SF market comps.
  • ✓ Target Buyer: Cash landlords seeking dual-income rental streams.
  • ✓ Terms: Standard As-Is contract with minimal inspection friction.
Market Aligned (1,161 SF Baseline)
$339,900 – $349,900

Prices in line with standard neighborhood comps while leveraging the casita as the edge.

  • ✓ Appraisal Anchored: Closely matches 1945 La Brisa ($342K) & Lamplighter ($355K).
  • ✓ The Casita Edge: The 1/1 guest quarters acts as the compelling deciding factor over competing single-family homes.
  • ✓ Target Buyer: Multi-generational family or house hacker utilizing standard financing.
Aspirational Casita Premium
$365,000 – $375,000

Tests the upper limit by pricing in the usable ~1,450 SF living space.

  • ⚠ Appraisal Gap Required: High probability bank appraisal comes in at ~$340K based on permitted GLA.
  • ⚠ Target Buyer: Niche buyer specifically seeking two self-contained kitchens.
  • ⚠ Contingency: Demands cash-rich buyer or contract appraisal buffer.

Interactive Seller Net Proceeds Estimator

Review Estimated Bottom Line with Your Specific Mortgage Balances & Buyer Concessions
Estimated Net Cash to Seller
$256,146
1st Mortgage Balance: $54,471
2nd Mortgage Balance: $14,358
Total Loan Payoffs: $68,829
Buyer Closing Costs Contribution / Credit: $0
Listing Fee (2.0%): $6,900
Buyer's Agent Fee (2.5%): $8,625
Total Brokerage Fees (4.5%): $15,525
Estimated Title / Escrow Costs: $4,500
Before property tax prorations and municipal adjustments

Listing Preparation & Next Steps

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Appraisal & Listing Considerations

Managing Appraisals and Upfront Disclosures
Acknowledging Appraisal Risk:

We need to acknowledge upfront that there might be a problem with the bank appraisal. Because the rear addition and second kitchen (~289 sq. ft.) are not permitted, bank appraisers will strictly evaluate the home based on its permitted 1,161 sq. ft. footprint. If an offer comes in based on the total usable space, the appraisal could come in below the agreed contract price.

Upfront Disclosure Strategy:

We will clearly disclose that the rear addition and second kitchen are unpermitted from the very first day. Stating this transparently prevents buyers from trying to renegotiate the price or back out of escrow after their home inspection.

Targeting the Right Offers:

When reviewing incoming offers, we will prioritize cash buyers, investor loans, or conventional buyers with strong down payments who are prepared to handle potential appraisal shortfalls without jeopardizing the closing.