8885 Grabill Spruce Street, Las Vegas, NV 89166, Las Vegas, 89166 - 2 bed, 3 bath
8885 Grabill Spruce Street
Las Vegas, NV 89166
Property Price
SUMMARY
Analysis of 8885 Grabill Spruce Street, Las Vegas, NV 89166 is currently available with a list price of $383,440. The property maintains a Excellent Condition Rating (95/100), indicating excellent structural integrity and modern finishes throughout. This turnkey property requires minimal updates and is ready for immediate occupancy. Located in a high-demand neighborhood within the Las Vegas Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Condition Analysis
OVERALL CONDITION SCORE
Property is new construction or fully renovated.
This is a new construction property (built in 2026) featuring modern upgrades such as LG appliances, Snow White cabinets, upgraded tile flooring, and 9-foot ceilings, meeting the highest standards of quality with no physical depreciation.
PROSSTRENGTHS & OPPORTUNITIES
- Modern New Construction
As a 2026 build, this home features contemporary upgrades including 9-foot ceilings, 8-foot interior doors, and premium tile flooring, offering a turnkey experience with modern aesthetics.
- Dual Primary Suite Layout
The floor plan features dual primary suites in lieu of standard bedrooms, providing enhanced privacy and versatility for roommates, guests, or multi-generational living arrangements.
- Master-Planned Community Location
Situated in the highly desirable Skye Canyon community, the property benefits from a structured environment with premium amenities, which typically supports strong long-term property value.
CONSRISKS & DEFICIENCIES
- Limited Bedroom Count
With only two bedrooms, the property may appeal to a narrower buyer demographic compared to standard three-bedroom townhomes available in the same price bracket.
- Recurring HOA Costs
The $280 monthly association fee adds a significant recurring carrying cost that may impact the overall affordability and debt-to-income ratio for budget-conscious buyers.
About 8885 Grabill Spruce Street
Beverly plan at Arroyo at Skyeview offers stylish two-story townhome living with a 2-bay garage, courtyard entry, and a thoughtfully designed layout within the desirable Skye Canyon planned community. This plan features 2 bedrooms and 2.5 baths, this home balances comfort and convenience for today's lifestyle. The main level showcases an open-concept design that connects the great room, nook, and modern kitchen with a center island and pantry. The layout is ideal for entertaining or everyday living. The private owner's suite provides a relaxing retreat with a spacious walk-in closet and bath complete with dual vanities, private water closet, and a walk-in shower. Additional home highlights include dual primary suites in lieu of Bedrooms 2 and 3, LG kitchen appliances, upgraded electrical options, 9' ceilings and 8' interior doors on the main level, Snow White cabinets, and upgraded tile flooring in the main living areas.
Property Details
Public Facts
- Property Type
- Townhouse
- Year Built
- 2026
- Lot Size
- 1,307 Sq. Ft.
Interior
- Total Bedrooms
- 2
- Total Bathrooms
- 3 (3 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $280 / Month
Neighborhood Insights
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 2.0 | 3.0 | 17% |
| Baths | 3.0 | 3.0 | 50% |
| Square foot | 1,531 | 1,510.5 | 61% |
| Lot Size | 1,307 | 1,307 | 50% |
| Price | $383.4K | $375.0K | 61% |
| Price per sq ft | $250 | $259 | 44% |
| Built year | 2026 | 2025 | 94% |
| HOA | $280 | $152 | 94% |
| Days on market | 17 | 163 | 6% |
Pricing History
Listed for Sale
Feb 18, 2026
$383,440
Initial Listing