305 A Grosh Ave · Dayton, NV 89403

$185,000

2 bd · 2.0 ba · 840 sqft · Manufactured · 160 Days on market

Built 1996 1.00 ac lot $220/sqft · 47% below area Est $351k · 47% under

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Why this score? — see what drove the C- 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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single wide home on 1 acre of property. No HOA to contend with. House is on natural gas, city water, power and a septic system. Home has not been converted to real property but could be converted. Property has not been moved.

Key facts

• 1 acre lot
• Built 1996
• Listed 160 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (16.4% below list).
• Recommended offer: $155k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.6% in Dayton — 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 64/100 on livability (#51 in NV) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: schools F, amenities F, commute F.
• 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.
• Market conditions: 142 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 297 units permitted in Lyon County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Lyon County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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.
• Current owner paid $92k; list at $185k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wildfire risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,612 (16.4% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.04%
• DSCR: 1.14
• GRM: 10.0

CMA / ARV

• ARV (median comp): $351,260
• List price: $185,000
• Delta: -47.33%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Coons Cir Unit E	0.34mi	2/2.0	960 (+14%)	19mo	$229,000	$239	45

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-21,725
• Equity at exit: $27,584

10-year hold

• IRR: -2.4%
• Equity multiple: 0.83×
• Total profit: $-8,548
• Equity at exit: $15,995

Cash invested: $51,800 (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 89403

• Home prices YoY: -27.8%
• Active inventory: 142
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,546 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $131

Break-even live

Break-even rent $1,380

Max offer price $185,000

Occupancy floor 87%

Sensitivity live

Price	-10% $236	-5% $183	+0% $131	+5% $79	+10% $26
Rent	-10% $9	-5% $70	+0% $131	+5% $192	+10% $253
Rate	-1.0pp $224	-0.5pp $178	base $131	+0.5pp $83	+1.0pp $34

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
415 Valley Cir Unit D Dayton, NV	2.0	2.5	1053	$1,450	$1.38	23d	1	0.45mi
300 Sweetwater Cir Unit D Dayton, NV	2.0	1.5	1100	$1,700	$1.55	16d	1	0.69mi

Listing history 24 events

1. 2026-06-22
   days on market $185,000 Active 160 DOM
2. 2026-06-18
   days on market $185,000 Active 157 DOM
3. 2026-06-17
   days on market $185,000 Active 156 DOM
4. 2026-06-16
   days on market $185,000 Active 155 DOM
5. 2026-06-15
   days on market $185,000 Active 154 DOM
6. 2026-06-14
   days on market $185,000 Active 152 DOM
7. 2026-06-13
   days on market $185,000 Active 151 DOM
8. 2026-06-10
   days on market $185,000 Active 149 DOM
9. 2026-06-09
   days on market $185,000 Active 148 DOM
10. 2026-06-08
    days on market $185,000 Active 147 DOM
11. 2026-06-07
    days on market $185,000 Active 146 DOM
12. 2026-06-03
    days on market $185,000 Active 142 DOM
13. 2026-06-02
    days on market $185,000 Active 141 DOM
14. 2026-06-01
    days on market $185,000 Active 140 DOM
15. 2026-05-31
    days on market $185,000 Active 139 DOM
16. 2026-05-30
    days on market $185,000 Active 138 DOM
17. 2026-02-14
    status Active 225-char remark

    Show marketing remark (225 chars)

    Single wide home on 1 acre of property. No HOA to contend with. House is on natural gas, city water, power and a septic system. Home has not been converted to real property but could be converted. Property has not been moved.

18. 2026-02-06
    historical Active Under Contract-Show 225-char remark

    Show marketing remark (225 chars)

    Single wide home on 1 acre of property. No HOA to contend with. House is on natural gas, city water, power and a septic system. Home has not been converted to real property but could be converted. Property has not been moved.

19. 2026-01-12
    listed $185,000 Active 225-char remark

    Show marketing remark (225 chars)

    Single wide home on 1 acre of property. No HOA to contend with. House is on natural gas, city water, power and a septic system. Home has not been converted to real property but could be converted. Property has not been moved.

20. 2025-12-26
    soldstatus $92,308
21. 2009-05-11
    historical
22. 2009-03-23
    listed $99,900
23. 2009-01-16
    historical
24. 2008-10-01
    listed $88,999

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

Tax reassessment forecast NV · Resets to sale price

• Current annual tax: $518 · $43/mo
• Projected year-2 tax: $1,092 · $91/mo
• Expected delta: +$573/yr (+$48/mo · 110.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 8 d/yr ≥94°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 18 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,553
• − Mortgage interest: −$10,363
• − Property taxes: −$518
• − Insurance: −$925
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$5,382
• Taxable loss: −$1,603
• Est. tax savings @ 24.0%: +$385
• After-tax cash flow: $1,957/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 — Dayton

• Score: 64/100
• State rank: #51
• US rank: #14849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dayton, NV
• Population (ZIP): 17,391

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 23% Two or more races 14% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 18% Cuban 2%
• Common ancestry: Lithuanian 3% Portuguese 3% Italian 2%
• Foreign-born: 8% · Canada
• Languages at home: 85% English-only · Spanish 12% Tagalog/Filipino 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: ▼ -93.09%
• Current HPI: 241.5196
• 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

+107.9% since first listed

8 events — show timeline

• 2026-02-14 Relisted — NNRMLS
• 2026-02-06 Contingent — NNRMLS
• 2026-01-12 Listed $185,000 NNRMLS
• 2025-12-26 Sold (Public Records) $92,308 Public Records
• 2009-05-11 Listing Removed — NNRMLS
• 2009-03-23 Listed $99,900 NNRMLS
• 2009-01-16 Listing Removed — NNRMLS
• 2008-10-01 Listed $88,999 NNRMLS

Property tax history

+5.3%/yr

Latest (2025): $518 · +3.0% YoY. Source: county tax records.