6560 Pyramid Way · Sparks, NV 89436

$60,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily · 138 Days on market

Built 1981 Fair condition $48/sqft · 86% below area ↓ 39% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

home is pending sale - will update if this changes 3 bedroom 2 bath manufactured home . Located in the blue gem estates . We have a big family with pets and currently live in the home , we take care of it as needed . The park the home is in requires background checks and credit worthiness, the house can be shown upon request during the afternoons . Its a mixed age area park . All taxes are paid and the building is insured . The space rent for the park is 640 dollars a month and includes water , trash and more . building is furnished and ready to go . Visit www. luckynevadahome.com for more information , pictures and purchase information . home is valued at 115,000.00 and we would be asking that price for a financed or partial down with payments option , the 60,000.00 is the full cash price we are asking , and we are open to offers but will be giving preference to a quick cash sale . Not looking to rent out but we are willing to do a rent to own option with financing if needed . We have done Cost Market Analysis and know the value of this building where it sits in spanish springs with the condition it is in , asking 60000 full cash price , the building is valued at 115000 currently and when the finishing touches are done it is easily 135000-175000 depending on how you finish it. Open to serious cash buyers Respectful inquires only . Thank you for taking your time to read this , have a great day .

Key facts

• Built 1981
• Listed 138 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 36.2% vs local median 3.0% in Sparks — 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 74/100 on livability (#16 in NV, #4,708 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment B; Watch: cost of living C-, crime D-.
• Washoe County School District (urban): math 30% / reading 44% proficiency, ranked #6 of 17 in NV (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Miguel Sepulveda Elementary School (math 39% / reading 47%, grade F, #94 of 402 statewide, top 24%, 561 students, 30% FRL); Yvonne Shaw Middle School (math 33% / reading 57%, grade D, #14 of 109 statewide, top 13%, 712 students, 20% FRL); Spanish Springs High School (math 18% / reading 41%, grade F, #67 of 131 statewide, top 53%, 2,057 students, 17% FRL) — zoned schools average 23% FRL vs 42% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+7.3%/yr); 257 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,085 units permitted in Washoe County in 2024 (1,634 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Washoe County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 4.02% ✓
• Cap rate: 36.16%
• Cash-on-cash: 106.66%
• DSCR: 5.75
• GRM: 2.1

CMA / ARV

• ARV (median comp): $442,602
• List price: $60,000
• Delta: -86.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6804 Dorchester Dr	0.08mi	3/2.0	1,304 (+4%)	4mo	$415,000	$318	86
6761 N Drexel Dr	0.20mi	3/2.0	1,220 (-2%)	3mo	$445,000	$365	84
7010 Freedom Dr	0.18mi	2/2.5 (-1)	1,301 (+4%)	1mo	$465,000	$357	76
6845 Pah Rah Dr	0.13mi	3/2.5	1,396 (+12%)	2mo	$450,000	$322	71
6690 Dorchester Dr	0.13mi	3/2.0	1,401 (+12%)	4mo	$440,000	$314	70
6770 Evening Star Dr	0.15mi	3/2.5	1,397 (+12%)	1mo	$520,000	$372	70
6985 Pah Rah Dr	0.20mi	3/2.5	1,397 (+12%)	3mo	$440,000	$315	66
5357 Desert Peach Dr	0.66mi	3/2.0	1,210 (-3%)	2mo	$445,000	$368	63
7275 Lindsey Ln	0.38mi	3/2.5	1,365 (+9%)	3mo	$465,000	$341	62
7440 Panama Dr	0.69mi	3/2.5	1,365 (+9%)	4mo	$480,000	$352	47
5400 Village Meadows Dr	0.66mi	2/2.0 (-1)	1,096 (-12%)	3mo	$425,000	$388	42
5362 Village Meadows Dr	0.68mi	2/2.0 (-1)	1,096 (-12%)	3mo	$425,000	$388	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 7.26% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.73×
• Total profit: $96,211
• Equity at exit: $8,946

10-year hold

• IRR: —
• Equity multiple: 16.16×
• Total profit: $254,758
• Equity at exit: $5,188

Cash invested: $16,800 (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 89436

• Home prices YoY: -21.1%
• Rents YoY: 7.3%
• Active inventory: 257
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $2,415 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $1,493

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 33%

Sensitivity live

Price	-10% $1,535	-5% $1,514	+0% $1,493	+5% $1,472	+10% $1,452
Rent	-10% $1,302	-5% $1,398	+0% $1,493	+5% $1,589	+10% $1,684
Rate	-1.0pp $1,523	-0.5pp $1,508	base $1,493	+0.5pp $1,478	+1.0pp $1,462

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
950 Henry Orr Pkwy Sparks, NV	2.0–3.0	2.0–2.5	1543	$3,049	$1.98	15d	11	0.87mi
1372 Boardwalk Pl Sparks, NV	2.0	2.0	1173	$2,100	$1.79	15d	1	1.17mi
5360 Corral Dr Sun Valley, NV	3.0	2.0	1200	$1,900	$1.58	15d	1	1.24mi
5750 Vista Palomar Way #102 Sparks, NV	3.0	2.5	1225	$1,995	$1.63	45d	1	1.29mi

Listing history 12 events

1. 2026-06-03
   days on market $60,000 Active 138 DOM
2. 2026-06-02
   days on market $60,000 Active 137 DOM
3. 2026-06-01
   days on market $60,000 Active 136 DOM
4. 2026-05-31
   days on market $60,000 Active 135 DOM
5. 2026-05-30
   days on market $60,000 Active 134 DOM
6. 2026-03-14
   price $60,000 1421-char remark

   Show marketing remark (1421 chars)

   home is pending sale - will update if this changes 3 bedroom 2 bath manufactured home . Located in the blue gem estates . We have a big family with pets and currently live in the home , we take care of it as needed . The park the home is in requires background checks and credit worthiness, the house can be shown upon request during the afternoons . Its a mixed age area park . All taxes are paid and the building is insured . The space rent for the park is 640 dollars a month and includes water , trash and more . building is furnished and ready to go . Visit www. luckynevadahome.com for more information , pictures and purchase information . home is valued at 115,000.00 and we would be asking that price for a financed or partial down with payments option , the 60,000.00 is the full cash price we are asking , and we are open to offers but will be giving preference to a quick cash sale . Not looking to rent out but we are willing to do a rent to own option with financing if needed . We have done Cost Market Analysis and know the value of this building where it sits in spanish springs with the condition it is in , asking 60000 full cash price , the building is valued at 115000 currently and when the finishing touches are done it is easily 135000-175000 depending on how you finish it. Open to serious cash buyers Respectful inquires only . Thank you for taking your time to read this , have a great day .

7. 2026-03-13
   price $65,000 1421-char remark

   Show marketing remark (1421 chars)

   home is pending sale - will update if this changes 3 bedroom 2 bath manufactured home . Located in the blue gem estates . We have a big family with pets and currently live in the home , we take care of it as needed . The park the home is in requires background checks and credit worthiness, the house can be shown upon request during the afternoons . Its a mixed age area park . All taxes are paid and the building is insured . The space rent for the park is 640 dollars a month and includes water , trash and more . building is furnished and ready to go . Visit www. luckynevadahome.com for more information , pictures and purchase information . home is valued at 115,000.00 and we would be asking that price for a financed or partial down with payments option , the 60,000.00 is the full cash price we are asking , and we are open to offers but will be giving preference to a quick cash sale . Not looking to rent out but we are willing to do a rent to own option with financing if needed . We have done Cost Market Analysis and know the value of this building where it sits in spanish springs with the condition it is in , asking 60000 full cash price , the building is valued at 115000 currently and when the finishing touches are done it is easily 135000-175000 depending on how you finish it. Open to serious cash buyers Respectful inquires only . Thank you for taking your time to read this , have a great day .

8. 2026-03-11
   price $75,000 1421-char remark

   Show marketing remark (1421 chars)

   home is pending sale - will update if this changes 3 bedroom 2 bath manufactured home . Located in the blue gem estates . We have a big family with pets and currently live in the home , we take care of it as needed . The park the home is in requires background checks and credit worthiness, the house can be shown upon request during the afternoons . Its a mixed age area park . All taxes are paid and the building is insured . The space rent for the park is 640 dollars a month and includes water , trash and more . building is furnished and ready to go . Visit www. luckynevadahome.com for more information , pictures and purchase information . home is valued at 115,000.00 and we would be asking that price for a financed or partial down with payments option , the 60,000.00 is the full cash price we are asking , and we are open to offers but will be giving preference to a quick cash sale . Not looking to rent out but we are willing to do a rent to own option with financing if needed . We have done Cost Market Analysis and know the value of this building where it sits in spanish springs with the condition it is in , asking 60000 full cash price , the building is valued at 115000 currently and when the finishing touches are done it is easily 135000-175000 depending on how you finish it. Open to serious cash buyers Respectful inquires only . Thank you for taking your time to read this , have a great day .

9. 2026-03-08
   price $88,000 1421-char remark

   Show marketing remark (1421 chars)

   home is pending sale - will update if this changes 3 bedroom 2 bath manufactured home . Located in the blue gem estates . We have a big family with pets and currently live in the home , we take care of it as needed . The park the home is in requires background checks and credit worthiness, the house can be shown upon request during the afternoons . Its a mixed age area park . All taxes are paid and the building is insured . The space rent for the park is 640 dollars a month and includes water , trash and more . building is furnished and ready to go . Visit www. luckynevadahome.com for more information , pictures and purchase information . home is valued at 115,000.00 and we would be asking that price for a financed or partial down with payments option , the 60,000.00 is the full cash price we are asking , and we are open to offers but will be giving preference to a quick cash sale . Not looking to rent out but we are willing to do a rent to own option with financing if needed . We have done Cost Market Analysis and know the value of this building where it sits in spanish springs with the condition it is in , asking 60000 full cash price , the building is valued at 115000 currently and when the finishing touches are done it is easily 135000-175000 depending on how you finish it. Open to serious cash buyers Respectful inquires only . Thank you for taking your time to read this , have a great day .

10. 2026-03-05
    price $89,000 1421-char remark

    Show marketing remark (1421 chars)

    home is pending sale - will update if this changes 3 bedroom 2 bath manufactured home . Located in the blue gem estates . We have a big family with pets and currently live in the home , we take care of it as needed . The park the home is in requires background checks and credit worthiness, the house can be shown upon request during the afternoons . Its a mixed age area park . All taxes are paid and the building is insured . The space rent for the park is 640 dollars a month and includes water , trash and more . building is furnished and ready to go . Visit www. luckynevadahome.com for more information , pictures and purchase information . home is valued at 115,000.00 and we would be asking that price for a financed or partial down with payments option , the 60,000.00 is the full cash price we are asking , and we are open to offers but will be giving preference to a quick cash sale . Not looking to rent out but we are willing to do a rent to own option with financing if needed . We have done Cost Market Analysis and know the value of this building where it sits in spanish springs with the condition it is in , asking 60000 full cash price , the building is valued at 115000 currently and when the finishing touches are done it is easily 135000-175000 depending on how you finish it. Open to serious cash buyers Respectful inquires only . Thank you for taking your time to read this , have a great day .

11. 2026-02-12
    price $98,000 1421-char remark

    Show marketing remark (1421 chars)

    home is pending sale - will update if this changes 3 bedroom 2 bath manufactured home . Located in the blue gem estates . We have a big family with pets and currently live in the home , we take care of it as needed . The park the home is in requires background checks and credit worthiness, the house can be shown upon request during the afternoons . Its a mixed age area park . All taxes are paid and the building is insured . The space rent for the park is 640 dollars a month and includes water , trash and more . building is furnished and ready to go . Visit www. luckynevadahome.com for more information , pictures and purchase information . home is valued at 115,000.00 and we would be asking that price for a financed or partial down with payments option , the 60,000.00 is the full cash price we are asking , and we are open to offers but will be giving preference to a quick cash sale . Not looking to rent out but we are willing to do a rent to own option with financing if needed . We have done Cost Market Analysis and know the value of this building where it sits in spanish springs with the condition it is in , asking 60000 full cash price , the building is valued at 115000 currently and when the finishing touches are done it is easily 135000-175000 depending on how you finish it. Open to serious cash buyers Respectful inquires only . Thank you for taking your time to read this , have a great day .

12. 2026-01-16
    listed $97,770 Active 1421-char remark

    Show marketing remark (1421 chars)

    home is pending sale - will update if this changes 3 bedroom 2 bath manufactured home . Located in the blue gem estates . We have a big family with pets and currently live in the home , we take care of it as needed . The park the home is in requires background checks and credit worthiness, the house can be shown upon request during the afternoons . Its a mixed age area park . All taxes are paid and the building is insured . The space rent for the park is 640 dollars a month and includes water , trash and more . building is furnished and ready to go . Visit www. luckynevadahome.com for more information , pictures and purchase information . home is valued at 115,000.00 and we would be asking that price for a financed or partial down with payments option , the 60,000.00 is the full cash price we are asking , and we are open to offers but will be giving preference to a quick cash sale . Not looking to rent out but we are willing to do a rent to own option with financing if needed . We have done Cost Market Analysis and know the value of this building where it sits in spanish springs with the condition it is in , asking 60000 full cash price , the building is valued at 115000 currently and when the finishing touches are done it is easily 135000-175000 depending on how you finish it. Open to serious cash buyers Respectful inquires only . Thank you for taking your time to read this , have a great day .

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 6 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,980
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$2,318
• − Management: −$2,318
• − Depreciation: −$1,745
• Taxable income: $18,037
• Est. tax owed @ 24.0%: −$4,329
• After-tax cash flow: $13,590/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance to improve its condition and value. Painting the exterior and interior, organizing the kitchen and bathroom, and cleaning the HVAC unit are the highest-ROI updates.

Repairs flagged

• Minor kitchen cabinets — Cabinets are cluttered and need organization
• Minor bathroom shelves — Shelves are cluttered and need decluttering
• Moderate exterior siding — Siding shows signs of wear and needs repainting
• Moderate interior walls — Paint appears faded and needs touch-up

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can significantly improve curb appeal
• Resale Paint interior walls — Fresh paint can improve the home's appearance and value
• Rental Organize kitchen and bathroom — A well-organized home is more appealing to renters
• Both Inspect and clean HVAC unit — A clean and functioning HVAC system is essential for comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Cabinets are cluttered and need organization	Minor	$500–3,000
bathroom shelves · Shelves are cluttered and need decluttering	Minor	$500–3,000
exterior siding · Siding shows signs of wear and needs repainting	Moderate	$3,000–15,000
interior walls · Paint appears faded and needs touch-up	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$7,000–36,000

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can significantly improve curb appeal ↑
• Resale Paint interior walls — Fresh paint can improve the home's appearance and value ↑
• Rental Organize kitchen and bathroom — A well-organized home is more appealing to renters ↑
• Both Inspect and clean HVAC unit — A clean and functioning HVAC system is essential for comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Washoe County School District
• NCES district ID: 3200480
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $55,025
• Composite: 32.44/100
• National rank: #5721
• State rank: #6 of 17 in NV

Livability — Sparks

• Score: 74/100
• State rank: #16
• US rank: #4708

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washoe County · 454,252 people
• City population: 117,367
• Metro: Reno, NV
• Population (ZIP): 49,544
• Household income: $114,100
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 1163.0

Population outlook (Washoe County) Hauer SSP2

• Today (2025): 499,260 people
• By 2030: 523,429 · +4.8%
• By 2040: 564,420 · +13.1%
• By 2050: 595,548 · +19.3%
• By 2075: 652,375 · +30.7%
• By 2100: 661,518 · +32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 21% Two or more races 13% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 5% Lithuanian 3% Portuguese 3%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 85% English-only · Spanish 10% Tagalog/Filipino 2% Vietnamese 1%

Political lean MEDSL · Washoe

• 2024 margin: Toss-up / Even · D 49.3% · R 48.3% · Other 2.4%
• 2008→2024 swing: -11.7pp toward R · 2008: 12.7pp · 2024: 1.0pp
• All cycles: 2024: D+1.0 2020: D+4.5 2016: D+1.2 2012: D+3.6 2008: D+12.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.44%
• Current HPI: 278.559
• Rent YoY: ▲ 7.26%
• Metro: Reno, NV
• 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

-38.6% since first listed

7 events — show timeline

• 2026-03-14 Price Changed $60,000 ForSaleByOwner.com
• 2026-03-13 Price Changed $65,000 ForSaleByOwner.com
• 2026-03-11 Price Changed $75,000 ForSaleByOwner.com
• 2026-03-08 Price Changed $88,000 ForSaleByOwner.com
• 2026-03-05 Price Changed $89,000 ForSaleByOwner.com
• 2026-02-12 Price Changed $98,000 ForSaleByOwner.com
• 2026-01-16 Listed $97,770 ForSaleByOwner.com