2780 E 2nd St · Silver Springs, NV 89429

$209,000

2 bd · 2.0 ba · 924 sqft · Manufactured · 44 Days on market

Built 1990 14 ac lot ↓ 7% since listing

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +10.2/30.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Enjoy wide-open space and endless potential with this 13+ acre property consisting of three separate parcels in Silver Springs. The property features a 924 sq. ft. single-wide manufactured home and is already equipped with well, septic, power, and a installed backup generator for added peace of mind. Improvements include a horse corral, storage container, and a concrete pad ideal for RV parking or future use. With generous acreage and existing infrastructure, this property offers a unique opportunity for rural living, recreation, or future development. Sale is cash only and as-is. Seller has never occupied the property and has limited knowledge. Close of escrow to be 60 days from offer acce

Key facts

• 13.86 acre lot
• Built 1990
• Listed 44 days

Property features AI

Finance

• Other: Zoning: Rr3t
• HOA & community: Subdivision: Putnam Ph 2; Not a senior community

Exterior

• Parking: No designated parking
• Utilities: Private well water; Septic tank sewer; Electricity connected
• Home design: Manufactured home; One story
• Construction: Wood siding; Composition/shingle roof; Crawl space foundation with brick/mortar and full perimeter
• Exterior features: Full fencing; Corral(s); Shed(s) and storage; Level lot; Desert, mountain and valley views; Private-maintained road access (public frontage)

Interior

• Kitchen: Gas range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Entrance foyer; Wood-burning fireplace (1)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $209k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (19.7% below list).
• Recommended offer: $168k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.7% in Silver Springs — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#42 in NV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: amenities F, commute F, employment D-.
• Lyon County School District (town): math 21% / reading 35% proficiency, ranked #14 of 17 in NV (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Silver Stage Middle School (math 18% / reading 33%, grade F, #62 of 109 statewide, top 58%, 329 students, 100% FRL); Silver Stage High School (math 17% / reading 42%, grade F, #67 of 131 statewide, top 53%, 333 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 247 active listings in the ZIP; 297 units permitted in Lyon County in 2024 (80 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $13k appreciation (6.4% local appreciation)).
• Lyon County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,834 (19.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.80% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.43%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.98×
• Total profit: $57,332
• Equity at exit: $136,182

10-year hold

• IRR: 14.5%
• Equity multiple: 3.96×
• Total profit: $173,499
• Equity at exit: $251,209

Cash invested: $58,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 71 Landlord-Friendly
• State Nevada: 71 Landlord-Friendly · R+1
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; Clark County (Vegas) had pandemic backlogs; generally landlord-friendly but courts slow.

Methodology + full state rankings →

ZIP-level market 89429

• Home prices YoY: 2.4%
• Active inventory: 247
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,678 medium
• Mortgage (P&I): −$1,096
• Tax est. 1.5%: −$261 /mo · $3,135/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-118

Break-even live

Break-even rent $1,828

Max offer price $191,858

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-46	+0% $-118	+5% $-191	+10% $-263
Rent	-10% $-251	-5% $-185	+0% $-118	+5% $-52	+10% $14
Rate	-1.0pp $-13	-0.5pp $-65	base $-118	+0.5pp $-173	+1.0pp $-228

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $209,000 Active 44 DOM
2. 2026-06-18
   days on market $209,000 Active 41 DOM
3. 2026-06-17
   days on market $209,000 Active 40 DOM
4. 2026-06-16
   days on market $209,000 Active 39 DOM
5. 2026-06-15
   days on market $209,000 Active 38 DOM
6. 2026-06-14
   days on market $209,000 Active 36 DOM
7. 2026-06-13
   days on market $209,000 Active 35 DOM
8. 2026-06-10
   days on market $209,000 Active 33 DOM
9. 2026-06-09
   days on market $209,000 Active 32 DOM
10. 2026-06-08
    days on market $209,000 Active 31 DOM
11. 2026-06-07
    days on market $209,000 Active 30 DOM
12. 2026-06-03
    days on market $209,000 Active 26 DOM
13. 2026-06-02
    days on market $209,000 Active 25 DOM
14. 2026-06-01
    days on market $209,000 Active 24 DOM
15. 2026-05-31
    days on market $209,000 Active 23 DOM
16. 2026-05-30
    days on market $209,000 Active 22 DOM
17. 2026-05-08
    listed $209,000 Active 1256-char remark
18. 2025-04-02
    historical Under Contract-Show
19. 2024-11-15
    listed $225,000 Active - New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 17 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,140
• − Mortgage interest: −$11,707
• − Property taxes: −$3,135
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$6,080
• Taxable loss: −$5,050
• Est. tax savings @ 24.0%: +$1,212
• After-tax cash flow: $-210/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lyon County School District
• NCES district ID: 3200300
• Math proficiency: 21% ▼ -11.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $48,197
• Composite: 24.32/100
• National rank: #7707
• State rank: #14 of 17 in NV

Livability — Silver Springs

• Score: 65/100
• State rank: #42
• US rank: #13362

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D- Housing A+ Health & safety A- User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silver Springs, NV
• City population: 7,949
• Population (ZIP): 7,949

Population outlook (Lyon County) Hauer SSP2

• Today (2025): 51,655 people
• By 2030: 50,194 · -2.8%
• By 2040: 46,155 · -10.6%
• By 2050: 41,580 · -19.5%
• By 2075: 32,687 · -36.7%
• By 2100: 24,111 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Arabic 1% Chinese 1%

Political lean MEDSL · Lyon

• 2024 margin: Solid R (+44.4) · D 26.7% · R 71.1% · Other 2.2%
• 2008→2024 swing: -26.5pp toward R · 2008: -17.9pp · 2024: -44.4pp
• All cycles: 2024: R+44.4 2020: R+41.1 2016: R+41.5 2012: R+28.6 2008: R+17.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.36%
• Current HPI: 271.5945
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.08%
• F500 in state: 6

Industry mix (Fortune 500 HQ in NV)

Industry	F500 HQs	Revenue
▸Hotels / Casinos	3	$36B

Price history

-7.1% since first listed

3 events — show timeline

• 2026-05-08 Listed $209,000 NNRMLS
• 2025-04-02 Contingent — NNRMLS
• 2024-11-15 Listed $225,000 NNRMLS

Property tax history

+6.3%/yr

Latest (2025): $335 · +3.0% YoY. Source: county tax records.