315 N Nevada St · Searchlight, NV 89046

$119,500

2 bd · 1.0 ba · 1,050 sqft · Manufactured · 87 Days on market

Built 1966 9,583 sqft lot ↓ 4% 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 +16.1/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Livability +2.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming manufactured home in historic Searchlight, Nevada! Situated on a spacious corner lot, this 2-bedroom, 1-bath home offers abundant natural light and desert charm. The large yard features low-maintenance desert landscaping with mature trees and cactus, plus three storage sheds for all your tools and toys. Ample parking space easily accommodates an RV, boat, or off-road vehicles—perfect for outdoor enthusiasts. Located at the gateway to Lake Mohave, this property is ideal as a weekend getaway or full-time residence. Enjoy the quiet desert lifestyle with endless recreational opportunities just minutes away. Don’t miss this unique opportunity!

Key facts

• Ample parking space
• Three storage sheds
• Desert landscaping

Tags

• CORNER LOT
• DESERT LANDSCAPING
• MATURE TREES
• THREE STORAGE SHEDS
• AMPLE PARKING SPACE
• GATEWAY TO LAKE MOHAVE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $62 ($741/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 $112k (6.0% below list).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#100 in NV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools D, crime F.
• Clark County School District (urban): math 21% / reading 39% proficiency, ranked #11 of 17 in NV (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($826 loan paydown + $3k appreciation (2.9% local appreciation)).
• Clark County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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: major wildfire risk; extreme-heat days projected 3→8/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,330 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.21%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.53×
• Total profit: $17,719
• Equity at exit: $53,068

10-year hold

• IRR: 11.8%
• Equity multiple: 2.75×
• Total profit: $58,389
• Equity at exit: $81,271

Cash invested: $33,460 (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 89046

• Home prices YoY: 2.6%
• Active inventory: 25
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,123 medium
• Mortgage (P&I): −$627
• Tax est. 1.5%: −$149 /mo · $1,792/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $62

Break-even live

Break-even rent $1,045

Max offer price $119,500

Occupancy floor 90%

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $119,500 Active 87 DOM
2. 2026-06-17
   days on market $119,500 Active 86 DOM
3. 2026-06-16
   days on market $119,500 Active 85 DOM
4. 2026-06-15
   days on market $119,500 Active 84 DOM
5. 2026-06-13
   days on market $119,500 Active 82 DOM
6. 2026-06-09
   days on market $119,500 Active 78 DOM
7. 2026-06-08
   days on market $119,500 Active 77 DOM
8. 2026-06-07
   days on market $119,500 Active 76 DOM
9. 2026-06-03
   days on market $119,500 Active 72 DOM
10. 2026-06-02
    days on market $119,500 Active 71 DOM
11. 2026-06-01
    days on market $119,500 Active 70 DOM
12. 2026-05-31
    days on market $119,500 Active 69 DOM
13. 2026-03-23
    listed $119,500 Active 667-char remark

    Show marketing remark (667 chars)

    Charming manufactured home in historic Searchlight, Nevada! Situated on a spacious corner lot, this 2-bedroom, 1-bath home offers abundant natural light and desert charm. The large yard features low-maintenance desert landscaping with mature trees and cactus, plus three storage sheds for all your tools and toys. Ample parking space easily accommodates an RV, boat, or off-road vehicles—perfect for outdoor enthusiasts. Located at the gateway to Lake Mohave, this property is ideal as a weekend getaway or full-time residence. Enjoy the quiet desert lifestyle with endless recreational opportunities just minutes away. Don’t miss this unique opportunity!

14. 2026-03-21
    historical
15. 2025-10-20
    price $119,500
16. 2025-07-24
    listed $125,000 Active
17. 2024-12-31
    historical
18. 2024-06-01
    listed $110,000 Active
19. 2024-05-31
    historical
20. 2023-09-25
    historical
21. 2023-07-25
    listed $118,500 Active
22. 2023-07-24
    historical
23. 2023-01-24
    price $118,999
24. 2022-09-29
    price $119,000
25. 2022-07-23
    listed $130,000 Active
26. 2021-07-21
    historical
27. 2021-07-14
    listed $129,500 Active
28. 2021-07-07
    historical
29. 2021-06-07
    listed $129,500 Active
30. 2006-11-08
    soldstatus $125,000

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 3 d/yr ≥102°F today · 8 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,482
• − Mortgage interest: −$6,694
• − Property taxes: −$1,792
• − Insurance: −$598
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$3,476
• Taxable loss: −$1,235
• Est. tax savings @ 24.0%: +$297
• After-tax cash flow: $1,037/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: Clark County School District
• NCES district ID: 3200060
• Math proficiency: 21% ▼ -13.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $53,611
• Composite: 26.48/100
• National rank: #7211
• State rank: #11 of 17 in NV

Livability — Searchlight

• Score: 54/100
• State rank: #100
• US rank: #24211

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Searchlight, NV
• Population (ZIP): 383

Population outlook (Clark County) Hauer SSP2

• Today (2025): 2,504,101 people
• By 2030: 2,693,770 · +7.6%
• By 2040: 3,061,208 · +22.2%
• By 2050: 3,400,072 · +35.8%
• By 2075: 4,139,522 · +65.3%
• By 2100: 4,596,916 · +83.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Scottish 3% Scotch-Irish 3% Portuguese 1%
• Foreign-born: 0%
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Clark

• 2024 margin: Toss-up / Even · D 50.4% · R 47.8% · Other 1.7%
• 2008→2024 swing: -16.5pp toward R · 2008: 19.1pp · 2024: 2.6pp
• All cycles: 2024: D+2.6 2020: D+9.3 2016: D+10.7 2012: D+14.5 2008: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.90%
• Current HPI: 116.3107
• 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

-4.4% since first listed

18 events — show timeline

• 2026-03-23 Listed $119,500 GLVAR
• 2026-03-21 Listing Removed — GLVAR
• 2025-10-20 Price Changed $119,500 GLVAR
• 2025-07-24 Listed $125,000 GLVAR
• 2024-12-31 Listing Removed — GLVAR
• 2024-06-01 Listed $110,000 GLVAR
• 2024-05-31 Coming Soon — GLVAR
• 2023-09-25 Listing Removed — GLVAR
• 2023-07-25 Listed $118,500 GLVAR
• 2023-07-24 Listing Removed — GLVAR
• 2023-01-24 Price Changed $118,999 GLVAR
• 2022-09-29 Price Changed $119,000 GLVAR
• 2022-07-23 Listed $130,000 GLVAR
• 2021-07-21 Listing Removed — GLVAR
• 2021-07-14 Listed $129,500 GLVAR
• 2021-07-07 Listing Removed — GLVAR
• 2021-06-07 Listed $129,500 GLVAR
• 2006-11-08 Sold (Public Records) $125,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $198 · -7.7% YoY. Source: county tax records.