Plan 8 Plan · Spanish Springs, NV 89441

$666,900

3 bd · 2.5 ba · 2,788 sqft · SingleFamily · 367 Days on market

Good condition

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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 +11.0/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

From the moment you step into this spacious home, you can truly feel that this is a space for making memories. As you walk through the foyer, you can almost hear kids playing in the den, someone cooking in the kitchen, and families gathering to enjoy each other's company in beautiful and homey place. This 2,788-square foot home has all the amenities you need for comfortable, luxurious living-coupled with the prime location of Sparks, Nevada. Whether you're a young family looking to raise your little ones, new retirees looking for a haven away from the big city, or anyone who simply wants a lovely place to call your own, you'll find your home here. A Home for Everyone Plan Eight features three bedrooms and two and a half baths, as well as a den, great room, dining room and three-car garage. This plan truly has something to suit every lifestyle. Growing families will love having ample room for all their little ones. Walk-in closets in every bedroom are a must-have for families with teens. The spacious three-car garage is ideal for homeowners who want a workshop-or a place to store their "toys" in between weekends in Northern Nevada. Best of all, our single-story homes are perfectly suited to families of any age or ability. Multi-generational families will love the accessibility older members can enjoy! No matter your age, abilities, or lifestyle, you will be able to take advantage of a little slice of heaven in this home.

Key facts

• Foyer
• Kitchen
• Walk-in closets

Tags

• FOYER
• DEN
• KITCHEN
• GREAT ROOM
• DINING ROOM
• WALK-IN CLOSETS

🏗️ New construction. The $666,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $727,817.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $667k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-302 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $599k (10.3% below list).
• Recommended offer: $587k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 3.4% in Spanish 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 67/100 on livability (#35 in NV) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, cost of living F.
• 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: Alyce Taylor Elementary (math 54% / reading 55%, grade C, #42 of 402 statewide, top 10%, 452 students, 27% 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 22% FRL vs 42% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 162 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 4,085 units permitted in Washoe County in 2024 (1,634 in 5+ unit buildings).
• At $5,985/mo this rent would consume 58% of the median local household income ($124k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k 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.

Negotiation context

• It's been on market 367 days — a 12% lower offer ($587k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $586,872 (12.0% 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 367 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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: 0.82% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $727,817
• List price: $666,900
• Delta: -8.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2314 Seaberry Dr #02	0.00mi	4/3.0 (+1)	2,808 (+1%)	1mo	$850,891	$303	91
2525 Coltra Springs Dr	0.24mi	4/3.0 (+1)	2,808 (+1%)	2mo	$728,552	$259	79
2330 Hickory Dr	0.11mi	4/3.0 (+1)	2,458 (-12%)	3mo	$668,929	$272	66
11682 Vista Park Dr	0.60mi	3/2.5	2,636 (-6%)	1mo	$765,000	$290	62
25 Nives Ct	0.59mi	4/3.0 (+1)	2,795 (+0%)	4mo	$1,015,000	$363	62
11641 Vista Park Dr	0.49mi	4/2.5 (+1)	3,035 (+9%)	4mo	$730,000	$241	54
2356 Millville Dr	0.57mi	4/3.0 (+1)	2,574 (-8%)	1mo	$739,000	$287	53
302 Desert Chukar Dr	0.63mi	4/2.5 (+1)	3,035 (+9%)	1mo	$825,000	$272	50
734 Hallow Pointe Dr	0.66mi	4/3.0 (+1)	2,554 (-8%)	2mo	$725,000	$284	47
25 Martell Pl	0.62mi	4/3.0 (+1)	3,044 (+9%)	4mo	$1,170,000	$384	45
918 Garden Pond Way	0.74mi	4/3.0 (+1)	2,554 (-8%)	1mo	$760,000	$298	44
55 Nives Ct	0.62mi	4/2.0 (+1)	2,440 (-12%)	4mo	$1,251,000	$513	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.33×
• Total profit: $-137,054
• Equity at exit: $108,520

10-year hold

• IRR: -11.8%
• Equity multiple: 0.29×
• Total profit: $-143,709
• Equity at exit: $62,928

Cash invested: $203,789 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 25 active · 27 under contract
• Months of supply: 4.3 mo (23%/mo absorbed)
• Median asking: $709,900 ($302/sqft)
• Median days on market: 94 d
• This list price: 24% of active listings are priced below it
• ARV vs active asking: -13.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 89441

• Home prices YoY: -18.5%
• Active inventory: 162
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $5,985 medium
• Mortgage (P&I): −$3,817
• Tax est. 1.5%: −$910 /mo · $10,917/yr
• Insurance: −$303
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,257
• Net cashflow: $-302

Break-even live

Break-even rent $6,367

Max offer price $684,180

Occupancy floor —

Sensitivity live

Price	-10% $201	-5% $-50	+0% $-302	+5% $-553	+10% $-805
Rent	-10% $-774	-5% $-538	+0% $-302	+5% $-65	+10% $171
Rate	-1.0pp $65	-0.5pp $-116	base $-302	+0.5pp $-490	+1.0pp $-682

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: $181,954
• Closing costs: $21,835
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
430 Calle de la Plata Sparks, NV	3.0	2.0	2056	$7,900	$3.84	72d	1	0.53mi
640 Allerton Way Sparks, NV	3.0	2.0	2200	$3,200	$1.45	63d	1	0.83mi

Listing history 50 events

1. 2026-08-08
   days on market $666,900 Active 367 DOM
2. 2026-08-07
   days on market $666,900 Active 366 DOM
3. 2026-08-06
   days on market $666,900 Active 365 DOM
4. 2026-08-05
   days on market $666,900 Active 364 DOM
5. 2026-08-04
   days on market $666,900 Active 363 DOM
6. 2026-08-03
   days on market $666,900 Active 362 DOM
7. 2026-07-31
   days on market $666,900 Active 359 DOM
8. 2026-07-30
   days on market $666,900 Active 358 DOM
9. 2026-07-29
   days on market $666,900 Active 357 DOM
10. 2026-07-27
    days on market $666,900 Active 355 DOM
11. 2026-07-25
    days on market $666,900 Active 353 DOM
12. 2026-07-23
    days on market $666,900 Active 351 DOM
13. 2026-07-22
    days on market $666,900 Active 350 DOM
14. 2026-07-21
    days on market $666,900 Active 349 DOM
15. 2026-07-18
    days on market $666,900 Active 346 DOM
16. 2026-07-16
    days on market $666,900 Active 344 DOM
17. 2026-07-16
    days on market $666,900 Active 343 DOM
18. 2026-07-14
    days on market $666,900 Active 342 DOM
19. 2026-07-13
    days on market $666,900 Active 341 DOM
20. 2026-07-12
    days on market $666,900 Active 340 DOM
21. 2026-07-11
    days on market $666,900 Active 339 DOM
22. 2026-07-10
    days on market $666,900 Active 338 DOM
23. 2026-07-09
    days on market $666,900 Active 337 DOM
24. 2026-07-08
    days on market $666,900 Active 336 DOM
25. 2026-07-07
    days on market $666,900 Active 335 DOM
26. 2026-07-06
    days on market $666,900 Active 334 DOM
27. 2026-07-05
    days on market $666,900 Active 333 DOM
28. 2026-07-04
    days on market $666,900 Active 332 DOM
29. 2026-07-03
    days on market $666,900 Active 331 DOM
30. 2026-07-02
    days on market $666,900 Active 330 DOM
31. 2026-07-01
    days on market $666,900 Active 329 DOM
32. 2026-06-30
    days on market $666,900 Active 328 DOM
33. 2026-06-29
    days on market $666,900 Active 327 DOM
34. 2026-06-28
    days on market $666,900 Active 326 DOM
35. 2026-06-28
    days on market $666,900 Active 325 DOM
36. 2026-06-27
    days on market $666,900 Active 324 DOM
37. 2026-06-25
    days on market $666,900 Active 322 DOM
38. 2026-06-23
    days on market $666,900 Active 320 DOM
39. 2026-06-22
    days on market $666,900 Active 319 DOM
40. 2026-06-18
    days on market $666,900 Active 316 DOM
41. 2026-06-17
    days on market $666,900 Active 315 DOM
42. 2026-06-16
    days on market $666,900 Active 314 DOM
43. 2026-06-15
    days on market $666,900 Active 313 DOM
44. 2026-06-14
    days on market $666,900 Active 311 DOM
45. 2026-06-10
    days on market $666,900 Active 308 DOM
46. 2026-06-09
    days on market $666,900 Active 307 DOM
47. 2026-06-08
    days on market $666,900 Active 306 DOM
48. 2026-06-07
    days on market $666,900 Active 305 DOM
49. 2026-06-05
    days on market $666,900 Active 302 DOM
50. 2026-06-03
    days on market $666,900 Active 301 DOM

ⓘ 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 5/10 Major 7 d/yr ≥94°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $71,821
• − Mortgage interest: −$40,769
• − Property taxes: −$10,917
• − Insurance: −$3,639
• − Repairs & maintenance: −$5,746
• − Management: −$5,746
• − Depreciation: −$21,173
• Taxable loss: −$16,169
• Est. tax savings @ 24.0%: +$3,880
• After-tax cash flow: $262/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 · 8 photos

Good 80/100 Cosmetic rehab Est. rehab $13,940–$41,820 screening

This home is in good condition with a modern interior and well-maintained exterior. It offers a good balance of curb appeal and interior comfort, making it a solid investment.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Resale Bathroom fixtures — Upgraded fixtures enhance the bathroom's appeal and functionality. ↑
• Rental HVAC system maintenance — A well-maintained HVAC system ensures comfort and reduces energy costs. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Alyce Taylor Elementary C NV #42/402 Nat'l #9,801/41,679 Middle Yvonne Shaw Middle School D NV #14/109 Nat'l #4,622/14,009 High Spanish Springs High School F NV #67/131 Nat'l #11,215/17,239

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

C Composite livability gradescore 67/100

Livability — Spanish Springs

• Score: 67/100
• State rank: #35
• US rank: #11102

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spanish Springs, NV
• County: Washoe · 499,260 people
• City population: 13,854
• Metro: Reno, NV
• Population (ZIP): 13,854
• Household income: $123,625
• Rent vs Own: 8.8% rent · 91.2% own
• Severe rent burden: 6% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 13% Two or more races 10% Native American 5% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1%

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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: ▼ -74.99%
• Current HPI: 330.2277
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.08%
• F500 in state: 6

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Industry mix (Fortune 500 HQ in NV)

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

Price history

1 event — show timeline

• 2025-08-06 Listed $666,900 Zillow