SFH House Hack with possible ADU

[Ramon Melero]

Just got an offer accepted for a SFH in Las Vegas. Trying to do a house hack living in the master bedroom. Looked all over in the Vegas market for an acceptable MFH , but I could not find a decent one to live in.

404k offer, 399k list

5 Bedroom

3 Bath

2300 sq ft, 6100 sq ft lot

Built 1962

89102 zip code, 10 mins from strip and 10 mins from downtown

These are the basic numbers behind it renting out 3 furnished rooms at $600 , which I think would be conservative. 

https://www.calculator.net/ren...

Cash flows $180 with 5% vacancy and self management. Are these numbers realistic?

Renting 4 rooms out at $800 cash flows $1508, but that's best case scenario.

https://www.calculator.net/ren...

Lot looks big enough that I should be able to maybe expand the house, add another bedroom or two or add an ADU.

Does anyone have experience with ADUs in Las Vegas? Tear apart my plan please :)