12-06-2012, 06:43 PM
Location: Las Vegas
5 posts, read
6,181 times
Reputation: 16
I am under contract to purchase my first home in southwest Las Vegas. The house is located at 9342 Boulder Opal Ave.
Just a few days ago I found out that there is a water park (Wet N Wild) going up literally right across the street from the neighborhood where this house is located.
Now I came on this forum to ask for your opinions. Would this park lower the property value? I am thinking increased traffic, widened road, noise, and future commercial development near the park and neighborhood would hurt the value. If I do continue with the purchase, I plan on reselling in the future. Will this park scare away potential buyers?
To get an idea of how close this park will be, please see map
https://maps.google.com/maps?f=d&sou...&mra=ls&num=10 Here
12-06-2012, 07:49 PM
Location: OC, Big Bear Lake, Las Vegas NV, Laughlin NV, Palm Desert CA
113 posts, read
422,500 times
Reputation: 124
I'm close to your area by Buffalo. I think it is a good purchase. You're deep enough in the track that you aren't facing it or having it in your backyard. You picked a great area and close to red rocks and also the strip. I love this area. Low crime and one of the best areas in Las Vegas to live.
You are thinking worse case with traffic and everything. In my opinion I don't see it causing decreased values or problems selling in the future. It is not Disneyland with millions of visitors each year. Be happy they're not building 1,000 unit apartment complex or something. I think everything will be cool and you'll be happy with your investment. When will real estate be this cheap again? You are lucky to even get a place given the market conditions and all the buyers.
Why resell it in the future? Find a quality propery mgt. and turn it into a rental home. Get someone else to pay it off and give you income for life + tax write offs. Never sell unless you have to sell.
Last edited by Oldwestgambler; 12-06-2012 at 08:08 PM ..
12-06-2012, 07:50 PM
12,973 posts, read
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Reputation: 5478
Quote:
Originally Posted by
rdp702
I am under contract to purchase my first home in southwest Las Vegas. The house is located at 9342 Boulder Opal Ave.
Just a few days ago I found out that there is a water park (Wet N Wild) going up literally right across the street from the neighborhood where this house is located.
Now I came on this forum to ask for your opinions. Would this park lower the property value? I am thinking increased traffic, widened road, noise, and future commercial development near the park and neighborhood would hurt the value. If I do continue with the purchase, I plan on reselling in the future. Will this park scare away potential buyers?
To get an idea of how close this park will be, please see map
https://maps.google.com/maps?f=d&sou...&mra=ls&num=10 Here
Enjoy it and feature it if you ever need to sell. I would not expect much presence in the tract. If you actually back to it or something it can be a nuisance on noise ground. But you can easily walk to it. Teenage kids can likely find jobs there. And you may well find out it is a nice way to spend a Sunday afternoon without even getting the car out.
I really see much more opportunity than trouble.
12-06-2012, 08:25 PM
Location: Las Vegas, Nevada
12,686 posts, read
36,352,317 times
Reputation: 5520
I'd be more worried about being so close to the corner of the main entry into the neighborhood, let alone being on that street at all, plus the noise from traffic on Ft. Apache. Ft. Apache is narrow there now, but will eventually be at least five, maybe seven lanes wide. And you are so close to the water park you could throw a rock from your front door, so I think you have legitimate concerns about noise, traffic, and air pollution. The question is, did the seller reveal that project to you before you put up your money? If not you should be able to stop the deal and get the money back. If you were on the cul-de-sac, or deeper into the neighborhood on an off street you'd be OK. I'd be afraid for kids and dogs at your location, so if I was a prospective buyer I'd say no thanks to the location. Remember the three most important things in Real Estate...
12-06-2012, 08:39 PM
12,973 posts, read
15,798,868 times
Reputation: 5478
Quote:
Originally Posted by
Buzz123
I'd be more worried about being so close to the corner of the main entry into the neighborhood, let alone being on that street at all, plus the noise from traffic on Ft. Apache. Ft. Apache is narrow there now, but will eventually be at least five, maybe seven lanes wide. And you are so close to the water park you could throw a rock from your front door, so I think you have legitimate concerns about noise, traffic, and air pollution. The question is, did the seller reveal that project to you before you put up your money? If not you should be able to stop the deal and get the money back. If you were on the cul-de-sac, or deeper into the neighborhood on an off street you'd be OK. I'd be afraid for kids and dogs at your location, so if I was a prospective buyer I'd say no thanks to the location. Remember the three most important things in Real Estate...
Nothing discloseable.
Any problems with that house are due to its location in the tract. And that is not terrible. Not great either. But that did not change when the water park went up across the street. The nature of a section line road is also a matter of record. See Durango.
The Water Park is an advantage as well as a disadvantage particularly if, as this house, you ain't too close.
12-06-2012, 08:57 PM
3,598 posts, read
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Reputation: 3169
You're a few houses in and I doubt the park will have much if any effect on your quality of life or home value. Any traffic (if at all) will be over by 10am or so when people will already be in the park. It's not like a rush hour kind of thing where everybody HAS to be somewhere at the same time. Also, it's only seasonal. No one is going to go there in the colder months. Could even improve your property value if new businesses open up around it. More convenience, dining options, etc.
Also, you might get some great front row seats to fireworks displays on 4th of July and New Years. Your friends and family will be coming to your house to watch them!
12-07-2012, 03:22 AM
743 posts, read
968,418 times
Reputation: 531
Hope you didn't pay close to asking price.
12-09-2012, 11:51 PM
4,862 posts, read
7,962,597 times
Reputation: 5768
Stay..Don't leave..Now consider if there are any issues I or other posters won't have to deal with them..YOU will.. I know this won't help but do what you think is best for you.
12-10-2012, 03:48 AM
13,586 posts, read
13,115,850 times
Reputation: 17786
It could be a selling point for some people. If I still had teenagers and the water park offered some sort of season pass, I would have jumped at it. Keeps the kids out of trouble in the summer.
12-10-2012, 03:13 PM
Location: Las Vegas, Nevada
12,686 posts, read
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Reputation: 5520
On the other hand (are five more fingers), on the other hand, Californians seem to love having a noisy freeway right behind their house, so maybe a busy street and water park would be a plus. I'd still worry about my dogs getting out in the street. It looks like you are only two doors from the corner.
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Residents speaking other language at home (%)
Residents speaking other language at home - Born in the United States (%)
Residents speaking other language at home - Native, born elsewhere (%)
Residents speaking other language at home - Foreign born (%)
Class of Workers - Employee of private company (%)
Class of Workers - Self-employed in own incorporated business (%)
Class of Workers - Private not-for-profit wage and salary workers (%)
Class of Workers - Local government workers (%)
Class of Workers - State government workers (%)
Class of Workers - Federal government workers (%)
Class of Workers - Self-employed workers in own not incorporated business and Unpaid family workers (%)
House heating fuel used in houses and condos - Utility gas (%)
House heating fuel used in houses and condos - Bottled, tank, or LP gas (%)
House heating fuel used in houses and condos - Electricity (%)
House heating fuel used in houses and condos - Fuel oil, kerosene, etc. (%)
House heating fuel used in houses and condos - Coal or coke (%)
House heating fuel used in houses and condos - Wood (%)
House heating fuel used in houses and condos - Solar energy (%)
House heating fuel used in houses and condos - Other fuel (%)
House heating fuel used in houses and condos - No fuel used (%)
House heating fuel used in apartments - Utility gas (%)
House heating fuel used in apartments - Bottled, tank, or LP gas (%)
House heating fuel used in apartments - Electricity (%)
House heating fuel used in apartments - Fuel oil, kerosene, etc. (%)
House heating fuel used in apartments - Coal or coke (%)
House heating fuel used in apartments - Wood (%)
House heating fuel used in apartments - Solar energy (%)
House heating fuel used in apartments - Other fuel (%)
House heating fuel used in apartments - No fuel used (%)
Armed forces status - In Armed Forces (%)
Armed forces status - Civilian (%)
Armed forces status - Civilian - Veteran (%)
Armed forces status - Civilian - Nonveteran (%)
Fatal accidents locations in years 2005-2021
Fatal accidents locations in 2005
Fatal accidents locations in 2006
Fatal accidents locations in 2007
Fatal accidents locations in 2008
Fatal accidents locations in 2009
Fatal accidents locations in 2010
Fatal accidents locations in 2011
Fatal accidents locations in 2012
Fatal accidents locations in 2013
Fatal accidents locations in 2014
Fatal accidents locations in 2015
Fatal accidents locations in 2016
Fatal accidents locations in 2017
Fatal accidents locations in 2018
Fatal accidents locations in 2019
Fatal accidents locations in 2020
Fatal accidents locations in 2021
Alcohol use - People drinking some alcohol every month (%)
Alcohol use - People not drinking at all (%)
Alcohol use - Average days/month drinking alcohol
Alcohol use - Average drinks/week
Alcohol use - Average days/year people drink much
Audiometry - Average condition of hearing (%)
Audiometry - People that can hear a whisper from across a quiet room (%)
Audiometry - People that can hear normal voice from across a quiet room (%)
Audiometry - Ears ringing, roaring, buzzing (%)
Audiometry - Had a job exposure to loud noise (%)
Audiometry - Had off-work exposure to loud noise (%)
Blood Pressure & Cholesterol - Has high blood pressure (%)
Blood Pressure & Cholesterol - Checking blood pressure at home (%)
Blood Pressure & Cholesterol - Frequently checking blood cholesterol (%)
Blood Pressure & Cholesterol - Has high cholesterol level (%)
Consumer Behavior - Money monthly spent on food at supermarket/grocery store
Consumer Behavior - Money monthly spent on food at other stores
Consumer Behavior - Money monthly spent on eating out
Consumer Behavior - Money monthly spent on carryout/delivered foods
Consumer Behavior - Income spent on food at supermarket/grocery store (%)
Consumer Behavior - Income spent on food at other stores (%)
Consumer Behavior - Income spent on eating out (%)
Consumer Behavior - Income spent on carryout/delivered foods (%)
Current Health Status - General health condition (%)
Current Health Status - Blood donors (%)
Current Health Status - Has blood ever tested for HIV virus (%)
Current Health Status - Left-handed people (%)
Dermatology - People using sunscreen (%)
Diabetes - Diabetics (%)
Diabetes - Had a blood test for high blood sugar (%)
Diabetes - People taking insulin (%)
Diet Behavior & Nutrition - Diet health (%)
Diet Behavior & Nutrition - Milk product consumption (# of products/month)
Diet Behavior & Nutrition - Meals not home prepared (#/week)
Diet Behavior & Nutrition - Meals from fast food or pizza place (#/week)
Diet Behavior & Nutrition - Ready-to-eat foods (#/month)
Diet Behavior & Nutrition - Frozen meals/pizza (#/month)
Drug Use - People that ever used marijuana or hashish (%)
Drug Use - Ever used hard drugs (%)
Drug Use - Ever used any form of cocaine (%)
Drug Use - Ever used heroin (%)
Drug Use - Ever used methamphetamine (%)
Health Insurance - People covered by health insurance (%)
Kidney Conditions-Urology - Avg. # of times urinating at night
Medical Conditions - People with asthma (%)
Medical Conditions - People with anemia (%)
Medical Conditions - People with psoriasis (%)
Medical Conditions - People with overweight (%)
Medical Conditions - Elderly people having difficulties in thinking or remembering (%)
Medical Conditions - People who ever received blood transfusion (%)
Medical Conditions - People having trouble seeing even with glass/contacts (%)
Medical Conditions - People with arthritis (%)
Medical Conditions - People with gout (%)
Medical Conditions - People with congestive heart failure (%)
Medical Conditions - People with coronary heart disease (%)
Medical Conditions - People with angina pectoris (%)
Medical Conditions - People who ever had heart attack (%)
Medical Conditions - People who ever had stroke (%)
Medical Conditions - People with emphysema (%)
Medical Conditions - People with thyroid problem (%)
Medical Conditions - People with chronic bronchitis (%)
Medical Conditions - People with any liver condition (%)
Medical Conditions - People who ever had cancer or malignancy (%)
Mental Health - People who have little interest in doing things (%)
Mental Health - People feeling down, depressed, or hopeless (%)
Mental Health - People who have trouble sleeping or sleeping too much (%)
Mental Health - People feeling tired or having little energy (%)
Mental Health - People with poor appetite or overeating (%)
Mental Health - People feeling bad about themself (%)
Mental Health - People who have trouble concentrating on things (%)
Mental Health - People moving or speaking slowly or too fast (%)
Mental Health - People having thoughts they would be better off dead (%)
Oral Health - Average years since last visit a dentist
Oral Health - People embarrassed because of mouth (%)
Oral Health - People with gum disease (%)
Oral Health - General health of teeth and gums (%)
Oral Health - Average days a week using dental floss/device
Oral Health - Average days a week using mouthwash for dental problem
Oral Health - Average number of teeth
Pesticide Use - Households using pesticides to control insects (%)
Pesticide Use - Households using pesticides to kill weeds (%)
Physical Activity - People doing vigorous-intensity work activities (%)
Physical Activity - People doing moderate-intensity work activities (%)
Physical Activity - People walking or bicycling (%)
Physical Activity - People doing vigorous-intensity recreational activities (%)
Physical Activity - People doing moderate-intensity recreational activities (%)
Physical Activity - Average hours a day doing sedentary activities
Physical Activity - Average hours a day watching TV or videos
Physical Activity - Average hours a day using computer
Physical Functioning - People having limitations keeping them from working (%)
Physical Functioning - People limited in amount of work they can do (%)
Physical Functioning - People that need special equipment to walk (%)
Physical Functioning - People experiencing confusion/memory problems (%)
Physical Functioning - People requiring special healthcare equipment (%)
Prescription Medications - Average number of prescription medicines taking
Preventive Aspirin Use - Adults 40+ taking low-dose aspirin (%)
Reproductive Health - Vaginal deliveries (%)
Reproductive Health - Cesarean deliveries (%)
Reproductive Health - Deliveries resulted in a live birth (%)
Reproductive Health - Pregnancies resulted in a delivery (%)
Reproductive Health - Women breastfeeding newborns (%)
Reproductive Health - Women that had a hysterectomy (%)
Reproductive Health - Women that had both ovaries removed (%)
Reproductive Health - Women that have ever taken birth control pills (%)
Reproductive Health - Women taking birth control pills (%)
Reproductive Health - Women that have ever used Depo-Provera or injectables (%)
Reproductive Health - Women that have ever used female hormones (%)
Sexual Behavior - People 18+ that ever had sex (vaginal, anal, or oral) (%)
Sexual Behavior - Males 18+ that ever had vaginal sex with a woman (%)
Sexual Behavior - Males 18+ that ever performed oral sex on a woman (%)
Sexual Behavior - Males 18+ that ever had anal sex with a woman (%)
Sexual Behavior - Males 18+ that ever had any sex with a man (%)
Sexual Behavior - Females 18+ that ever had vaginal sex with a man (%)
Sexual Behavior - Females 18+ that ever performed oral sex on a man (%)
Sexual Behavior - Females 18+ that ever had anal sex with a man (%)
Sexual Behavior - Females 18+ that ever had any kind of sex with a woman (%)
Sexual Behavior - Average age people first had sex
Sexual Behavior - Average number of female sex partners in lifetime (males 18+)
Sexual Behavior - Average number of female vaginal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a woman (18+)
Sexual Behavior - Average number of woman performed oral sex on in lifetime (18+)
Sexual Behavior - Average number of male sex partners in lifetime (males 18+)
Sexual Behavior - Average number of male anal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a man (18+)
Sexual Behavior - Average number of male oral sex partners in lifetime (18+)
Sexual Behavior - People using protection when performing oral sex (%)
Sexual Behavior - Average number of times people have vaginal or anal sex a year
Sexual Behavior - People having sex without condom (%)
Sexual Behavior - Average number of male sex partners in lifetime (females 18+)
Sexual Behavior - Average number of male vaginal sex partners in lifetime (females 18+)
Sexual Behavior - Average number of female sex partners in lifetime (females 18+)
Sexual Behavior - Circumcised males 18+ (%)
Sleep Disorders - Average hours sleeping at night
Sleep Disorders - People that has trouble sleeping (%)
Smoking-Cigarette Use - People smoking cigarettes (%)
Taste & Smell - People 40+ having problems with smell (%)
Taste & Smell - People 40+ having problems with taste (%)
Taste & Smell - People 40+ that ever had wisdom teeth removed (%)
Taste & Smell - People 40+ that ever had tonsils teeth removed (%)
Taste & Smell - People 40+ that ever had a loss of consciousness because of a head injury (%)
Taste & Smell - People 40+ that ever had a broken nose or other serious injury to face or skull (%)
Taste & Smell - People 40+ that ever had two or more sinus infections (%)
Weight - Average height (inches)
Weight - Average weight (pounds)
Weight - Average BMI
Weight - People that are obese (%)
Weight - People that ever were obese (%)
Weight - People trying to lose weight (%)
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