Everything measurable about 2825 Cotton Cloud Road, set out with its evidence attached.
Quiet interior pocket of 238 named streets; bounded by South Hualapai Way and West Desert Inn Road; strongest everyday access: entertainment, restaurants cafes, lodging.
The asking price set against the interior area the record carries.
At the live average rate, assuming housing takes 28% of gross income - a common lending screen; your lender's may differ - plus the tax and insurance assumptions above. Below 20% down, mortgage insurance is added at an assumed 0.6% a year.
| Scenario | Housing cost | Mortgage ins. | Income required |
|---|---|---|---|
| 10% down ($79,900) | $5,629/mo | $360 | $241,236/yr |
| 20% down ($159,800) | $4,753/mo | $203,708/yr | |
| 30% down ($239,700) | $4,237/mo | $181,589/yr |
Rate against offer price, at 20% down over thirty years. The highlighted row is the current live average. Taxes, insurance and HOA come on top.
| Rate | $760,000 | $780,000 | $800,000 | $820,000 | $840,000 |
|---|---|---|---|---|---|
| 5.50% | 3,452 | 3,543 | 3,634 | 3,725 | 3,816 |
| 5.75% | 3,548 | 3,641 | 3,735 | 3,828 | 3,922 |
| 6.00% | 3,645 | 3,741 | 3,837 | 3,933 | 4,029 |
| 6.25% | 3,744 | 3,842 | 3,941 | 4,039 | 4,138 |
| 6.50% | 3,843 | 3,944 | 4,045 | 4,146 | 4,248 |
| 6.75% | 3,943 | 4,047 | 4,151 | 4,255 | 4,359 |
| 7.00% | 4,045 | 4,151 | 4,258 | 4,364 | 4,471 |
| 7.25% | 4,148 | 4,257 | 4,366 | 4,475 | 4,584 |
| 7.50% | 4,251 | 4,363 | 4,475 | 4,587 | 4,699 |
At the live 6.71% average. "Equity paid in" is the down payment plus principal retired - it deliberately assumes nothing about the home's value moving.
| Year | Interest paid | Principal paid | Loan balance | Equity paid in |
|---|---|---|---|---|
| Year 1 | $42,682 | $6,865 | $632,335 | $166,665 |
| Year 2 | $42,207 | $7,340 | $624,996 | $174,004 |
| Year 3 | $41,699 | $7,848 | $617,148 | $181,852 |
| Year 4 | $41,156 | $8,391 | $608,758 | $190,242 |
| Year 5 | $40,575 | $8,971 | $599,786 | $199,214 |
Move the three numbers and watch the monthly cost move with them.
Not an appraisal, not legal or investment advice. Every line marked assumed is an assumption, stated so you can replace it with your own figure.
Every line here is arithmetic, not an opinion. The ones marked assumed are assumptions, stated plainly so you can replace them with your own figure.
| Mode | 5 min | 10 min | 15 min | 20 min |
|---|---|---|---|---|
| Walk | 0 | 1 | 12 | 33 |
| Cycle | 3 | 77 | 163 | |
| Drive | 105 | 824 | 2,263 |
Every time here is measured along the real street network from this address, then placed against every other area measured in the city.
| Category | Nearest named | Walk | Drive | Against the rest of the city |
|---|---|---|---|---|
| Library | Sahara West Library | 11 min | 4 min | typical reach for the city |
| Places of worship | young Israel Aish HaTorah | 12 min | 4 min | closer at hand than in most areas of the city |
| Entertainment | Sahara West Library Art Gallery | 10 min | 2 min | closer at hand than in most areas of the city |
| Dining | Nacho Daddy | 11 min | 5 min | closer at hand than in most areas of the city |
| Lodging | La Quinta Inn & Suites | 13 min | 5 min | closer at hand than in most areas of the city |
| Attractions | Sahara West Library and Fine Arts Museum | 10 min | 3 min | closer at hand than in most areas of the city |
| Dry cleaning | Tide Cleaners | 14 min | 2 min | typical reach for the city |
| Fuel station | Arco | 14 min | 3 min | typical reach for the city |
| Healthcare | Care Now Urgent Care | 15 min | 4 min | closer at hand than in most areas of the city |
| Parks | 21 min | 3 min | a longer reach than most areas - a drive, not a stroll | |
| Recreation | 22 min | 3 min | a longer reach than most areas - a drive, not a stroll | |
| Nightlife | Chicago brewing company | 28 min | 6 min | typical reach for the city |
| Fitness | Canyon Gate Country Club | 42 min | 5 min | a longer reach than most areas - a drive, not a stroll |
| Fire station | City of Las Vegas Fire Station Number 2 | 59 min | 7 min | a longer reach than most areas - a drive, not a stroll |
| Transit | Westcliff Transit Center | 73 min | 7 min | typical reach for the city |
The recreation count for this pocket is dominated by private swimming pools - 1 of them sit inside the area itself. They belong to the homes around this one; they are not public amenities.
Crossings per square kilometre here run at 81.2 against a city middle of 55.4 across 40 measured areas - a tighter grid than most, which usually means more ways in and more traffic through.
| Street | Role | Length | Streets it meets |
|---|---|---|---|
| West Sahara Avenue | through-road | 13.3 mi | 48 |
| South Hualapai Way | through-road | 4.7 mi | 15 |
| West Desert Inn Road | through-road | 2.7 mi | 26 |
| South Grand Canyon Drive | local street | 1.8 mi | 19 |
| Lake South Drive | local street | 1.5 mi | 20 |
| Lake North Drive | local street | 1.3 mi | 21 |
| Neighbouring area | Direction | Streets that carry you there |
|---|---|---|
| Odette Lane area | northeast | Calle Montery Street, Chaparral Summit Drive, Country Hollow Drive |
| West Desert Inn Road area | east | Alameda Harbor Avenue, Angelfish Drive, Beach Port Drive |
| Category | Places here | Share here | Share citywide |
|---|---|---|---|
| Shops | 10 | 33.3% | 29.1% |
| Dining | 8 | 26.7% | 16.1% |
| Schools | 2 | 6.7% | 4.9% |
| Healthcare | 2 | 6.7% | 4.3% |
| Lodging | 2 | 6.7% | 2.0% |
| Attractions | 1 | 3.3% | 5.3% |
| Entertainment | 1 | 3.3% | 1.5% |
| Parks | 1 | 3.3% | 18.5% |
| Recreation | 1 | 3.3% | 0.0% |
| Services | 1 | 3.3% | 6.6% |
The nearest schools by measured travel are M.J. Christensen Elementary School, Sig Rogich Middle School and Faith Lutheran Junior and Senior High School.
M.J. Christensen Elementary School, Sig Rogich Middle School and Faith Lutheran Junior and Senior High School - thirteen years, three schools, measured from the door.
The closest named school at each level, measured from this address along the street network.
Dates are arithmetic on today's calendar: which schools sit on the path, and when the years fall.
| School | Level | Grades | Distance |
|---|---|---|---|
| M.J. Christensen Elementary School | Elementary | PK-5 | 0.8 mi |
| Clarence Piggott Elementary School | Elementary | PK-5 | 0.9 mi |
| Faith Lutheran Junior and Senior High School | High school | 9-12 | 1.0 mi |
| Herbert A Derfelt Elementary School | Elementary | PK-5 | 1.9 mi |
| Walter Jacobson Elementary School | Elementary | PK-5 | 2.5 mi |
| Palo Verde High School | High school | 9-12 | 2.6 mi |
| Givens Elementary School | Elementary | PK-5 | 2.7 mi |
| Sig Rogich Middle School | Middle | 6-8 | 2.8 mi |
| Walter Johnson Middle School | Middle | 6-8 | 3.2 mi |
| Bonanza High School | High school | 9-12 | 4.1 mi |
| Becker Middle School | Middle | 6-8 | 4.2 mi |
| Community College West Charleston High School | High school | 9-12 | 4.4 mi |
| School | Measured from here |
|---|---|
| Calvary Christian Learning Academy | 16 min by car |
| Our Lady of Las Vegas Catholic School | 16 min by car |
| Mountain View Lutheran School | 14 min by car |
Real, named institutions, each with what it is known for, how it admits, and where its graduates go.
The fields taught in this metro, the institution that teaches each, and named local employers who hire it.
Ordered by how much of the metro's measured payroll each sector carries.
Common routes from named local high schools into named local payrolls - the coursework, the institution in between, and the employers at the end.
| Series | Latest | 6-month change | 12-month change | As of |
|---|---|---|---|---|
| 30-year mortgage rate (US average) | 6.71% | +0.33 | +0.41 | September 2026 |
| Inflation, CPI year-over-year (US) | 3.3% | +0.91 | +0.56 | July 2026 |
| Unemployment rate (US) | 4.1% | -0.3 | -0.2 | August 2026 |
| Unemployment rate (Nevada) | 5% | -0.3 | -0.2 | July 2026 |
| Homes actively listed (Las Vegas metro) | 10,788 | +1,632 | +693 | August 2026 |
| New building permits (Las Vegas metro) | 740/mo | -316 | -107 | July 2026 |
| Months' supply of new homes (US) | 9.6 mo | -0.3 | +0.4 | July 2026 |
The market this purchase happens in, as the official series report it. Each line carries its own reading date.
Measured against 439 months of history from January 1990 onward. The right-hand column is how often each reading has held in that record.
| Dimension | Reading now | Share of history |
|---|---|---|
| Interest rates | stable high | 16.6% |
| Employment | stable | 42.1% |
| Homes for sale | elevated oversupply risk | 5.5% |
| New construction | constrained | 23.5% |
Confidence in this classification: 0.7 on a 0-1 scale - a statement about how much of the evidence is present, not about what happens next.
The dimensions the record classifies today: interest rates stable high, employment stable, homes for sale elevated oversupply risk, new construction constrained.
Months in the measured record whose conditions most closely match today's. Similarity is a measurement, not a forecast.
| Month | Similarity | Why it matches |
|---|---|---|
| November 2000 | 0.94 | Interest rates: both stable high; Inflation: both accelerating; Employment: both stable |
| December 2004 | 0.84 | Interest rates: both stable high; Inflation: both accelerating; Employment: both stable |
| November 1996 | 0.83 | Interest rates: both stable high; Inflation: both accelerating; Employment: both stable |
| September 2005 | 0.82 | Interest rates: both stable high; Inflation: both accelerating; Employment: both stable |
| October 2007 | 0.82 | Interest rates: both stable high; Inflation: both accelerating; New construction: both constrained |
| March 2007 | 0.77 | Interest rates: both stable high; Employment: both stable; New construction: both constrained |
Historical analogs are a way of noting how past conditions resemble present ones. They are not predictions, and they carry no promise: earlier periods differed in ways the available record cannot fully capture, so no outcome mentioned here should be read as a forecast.
| Topic | Official citation |
|---|---|
| Property ownership rules | NRS Title 10 (Property Rights and Transactions) |
| Transfer and disclosure rules | NRS Chapter 113 (Sales of Real Property) |
| Property tax rules | NRS Chapter 361 (Property Tax) |
| Tax exemptions | NRS Chapter 361 (exemption provisions) |
| Landlord and tenant rules | NRS Chapter 118A (Landlord and Tenant: Dwellings) |
| Short-term rental rules | NRS 244.4179x (county STR authority) + local ordinances |
| HOA / common-interest communities | NRS Chapter 116 (Common-Interest Ownership) |
| Insurance notices | NV Division of Insurance bulletins |
| State programs | NV Housing Division programs |
| Filing requirements | county recorder + NRS transfer tax provisions |
Each topic points at the official text that governs it. The citation is the answer; a summary of it would not be.
These entries summarize retrieved official sources for research purposes. They are not legal advice; verify against the cited official source and consult counsel before relying on them.
Travel times are measured along the real street network from this address, not drawn as circles on a map. Only named, real places are ever listed.
Every figure was measured once, dated, and carried here with its date attached.
Every figure here was measured once, dated, and carried onto the page with its date attached.
Everything before this point states what was measured. This closing section turns that evidence into the checks I would run before signing - each raised by this property's own record, each named with who can answer it.
The county records $260,000 paid on Jun 15, 1999; the published asking price is $799,000. The gap is a fact of the record - the reason for it is not written anywhere in the public file, and only the seller's side can state it.
Who answers it: The listing agent, with the recorded deed from the county recorder as the reference.
The assessment roll carries this parcel at $138,282 assessed ($395,091 taxable) for 2026-27. What was measured stops at the roll: the billed amount, the district charges on it and any exemption a prior owner carried appear only on the treasurer's own bill, which requires an interactive lookup.
Who answers it: The county treasurer's office.
The address sits outside every mapped flood neighborhood, and the nearest mapped hazard area, neighborhood X, lies within about half a mile. The map states the line; only a quote states what an insurer makes of the distance to it.
Who answers it: An insurer writing flood lines (NFIP or private).
The site sits in Seismic Design Category D, with a 0.44 g short-period design acceleration, and the county dates the building to 1988. That reading is measured; how this particular frame is anchored is something only an inspection can state.
Who answers it: A licensed home or structural inspector.
The nearest climate-normals station measures 64 days a year at or above 100 F and 3,294 cooling degree days here - the compressor does that work, and its age is not a public record.
Who answers it: The seller's disclosure, checked by an HVAC contractor.
The county building card notes a pool on record for this parcel. It confirms the pool exists; its condition, barrier compliance, and equipment age are matters for inspection.
Who answers it: A pool inspection service, alongside the general inspection.
