1685 E Green Ave · Silver Springs, NV 89429

$140,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily · 23 Days on market

Built 1998 ↓ 30% 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Property for Sale in Silver Springs. Fenced in 1.63 acres with utilities on site. Easy access to Hwy 50 and USA Parkway, schools and Lake Lahontan. Underground utilities including sewer, its own well and electricity on site. Propane set up is ready to go. This property has foundation for a home to be installed or build your home with room to grow into more.

Key facts

• Fenced in 1.63 acres
• Utilities on site
• Built 1998

Tags

• FENCED IN 1.63 ACRES
• UTILITIES ON SITE
• EASY ACCESS TO HWY 50
• EASY ACCESS TO USA PARKWAY
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO LAKE LAHONTAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: 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: 249 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 $10k of equity ($968 loan paydown + $9k 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.
• At projected returns (6.4% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 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.

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 $137,900 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.39% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.52%
• DSCR: 1.78
• GRM: 6.0

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: 30.7%
• Equity multiple: 3.04×
• Total profit: $79,922
• Equity at exit: $91,223

10-year hold

• IRR: 28.4%
• Equity multiple: 6.25×
• Total profit: $205,868
• Equity at exit: $168,274

Cash invested: $39,200 (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: 249
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,949 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $572

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 66%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $140,000 Active 23 DOM
2. 2026-06-17
   days on market $140,000 Active 22 DOM
3. 2026-06-16
   days on market $140,000 Active 21 DOM
4. 2026-06-15
   days on market $140,000 Active 20 DOM
5. 2026-06-14
   days on market $140,000 Active 18 DOM
6. 2026-06-13
   days on market $140,000 Active 17 DOM
7. 2026-06-10
   days on market $140,000 Active 15 DOM
8. 2026-06-09
   days on market $140,000 Active 14 DOM
9. 2026-06-08
   days on market $140,000 Active 13 DOM
10. 2026-06-07
    days on market $140,000 Active 12 DOM
11. 2026-06-03
    days on market $140,000 Active 8 DOM
12. 2026-06-02
    days on market $140,000 Active 7 DOM
13. 2026-06-01
    days on market $140,000 Active 6 DOM
14. 2026-05-31
    days on market $140,000 Active 5 DOM
15. 2026-05-30
    days on market $140,000 Active 4 DOM
16. 2026-05-26
    listed $140,000 Active
17. 2008-06-30
    historical
18. 2008-04-12
    listed $199,000

ⓘ 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 4/10 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: $23,390
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$4,073
• Taxable income: $4,933
• Est. tax owed @ 24.0%: −$1,184
• After-tax cash flow: $5,684/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

-29.6% since first listed

3 events — show timeline

• 2026-05-26 Listed $140,000 FSBO.com
• 2008-06-30 Listing Removed — NNRMLS
• 2008-04-12 Listed $199,000 NNRMLS

Property tax history

-3.2%/yr

Latest (2025): $218 · +7.9% YoY. Source: county tax records.