467 Smokey Pl · Spring Creek, NV 89815

$170,000

3 bd · 2.0 ba · 924 sqft · Manufactured · 11 Days on market

Built 1989 1.38 ac lot Est $170k · at est. $86/mo HOA · 4% of rent

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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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +5.1/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This great home has been nicely updated with newer flooring & paint and would make a great investment property or first home! This non-permanent manufactured home is located on 1.38 acres in a cul-de-sac with a detached garage + storage shed! The main living area has vaulted ceilings and an open layout. The bedrooms have a split floorplan. The front and backyard have a wood deck and the yard is fenced. Give me a call to schedule your showing!

Key facts

• Remodeled
• Plenty of storage
• New flooring

Tags

• DETACHED GARAGE
• PLENTY OF STORAGE
• REMODELED
• NEW INTERIOR PAINT
• NEW FLOORING
• NEW BATHROOM FIXTURES

Property features AI

Finance

• Other: Lot size approximately 1.38 acres
• HOA & community: Homeowners association with monthly fee; HOA amenities include golf course and marina; HOA fee approximately $86 per month

Exterior

• Parking: 1 covered parking space; 1-car garage
• Security: Fire alarm
• Utilities: Public utilities (standard connections)
• Home design: Manufactured home; Residential property; Zoned AR
• Construction: Wood siding; Metal roof
• Exterior features: Deck; Fenced yard (full); Shed(s)

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan cooling; Forced air heating; Propane heating
• Interior features: Ceiling fans; Window coverings; Storage
• Laundry & utility: Washer; Dryer; Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 10.0% vs local median 4.0% in Spring Creek — 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 68/100 on livability (#32 in NV) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: schools C-, health & safety C-, amenities F.
• Elko County School District (town): math 22% / reading 38% proficiency, ranked #9 of 17 in NV (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 126 active listings in the ZIP; solid renter incomes; 120 units permitted in Elko County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $185 appreciation (0.1% local appreciation)).
• Elko County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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 $143k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $170,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.20% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.16%
• DSCR: 1.59
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $170,016
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
398 Smokey Dr	0.26mi	3/2.0	924 (0%)	2mo	$180,000	$195	86
738 Hayland Dr	0.32mi	3/1.0	924 (0%)	2mo	$100,000	$108	79
415 Westby Dr	0.14mi	3/2.0	980 (+6%)	12mo	$120,000	$122	73
448 Merino Dr	0.39mi	2/2.0 (-1)	924 (0%)	10mo	$185,000	$200	68
376 Merino Dr	0.39mi	3/2.0	924 (0%)	20mo	$170,000	$184	65
754 Cessna Ct	0.56mi	3/2.0	924 (0%)	11mo	$132,500	$143	64
676 Spring Valley Pkwy	0.35mi	3/2.0	924 (0%)	24mo	$200,000	$216	64
779 Cessna Ct	0.63mi	3/2.0	924 (0%)	13mo	$110,000	$119	60
732 Spring Valley Pkwy	0.41mi	3/2.0	980 (+6%)	23mo	$180,000	$184	51
524 Tiffany Dr	0.71mi	3/2.0	1,040 (+13%)	6mo	$238,000	$229	41

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

Projected returns pro-forma

0.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.61×
• Total profit: $29,124
• Equity at exit: $50,292

10-year hold

• IRR: 17.3%
• Equity multiple: 2.92×
• Total profit: $91,386
• Equity at exit: $61,200

Cash invested: $47,600 (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 89815

• Home prices YoY: 0.1%
• Active inventory: 126
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,048 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$47 /mo · $568/yr
• Insurance: −$71
• HOA: −$86
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $522

Break-even live

Break-even rent $1,387

Max offer price $170,000

Occupancy floor 70%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $86 · $1,032/yr

Listing history 9 events

1. 2026-06-19
   days on market $170,000 Active 11 DOM
2. 2026-06-18
   days on market $170,000 Active 10 DOM
3. 2026-06-17
   days on market $170,000 Active 9 DOM
4. 2026-06-16
   days on market $170,000 Active 8 DOM
5. 2026-06-15
   days on market $170,000 Active 7 DOM
6. 2026-06-14
   days on market $170,000 Active 5 DOM
7. 2026-06-12
   days on market $170,000 Active 4 DOM
8. 2026-06-09
   remarks 408-char remark
9. 2026-06-09
   listed $170,000 Active 1 DOM

ⓘ 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: $568 · $47/mo
• Projected year-2 tax: $1,003 · $84/mo
• Expected delta: +$435/yr (+$36/mo · 76.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,570
• − Mortgage interest: −$9,523
• − Property taxes: −$568
• − Insurance: −$850
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − HOA: −$1,032
• − Depreciation: −$4,945
• Taxable income: $3,721
• Est. tax owed @ 24.0%: −$893
• After-tax cash flow: $5,370/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: Elko County School District
• NCES district ID: 3200120
• Math proficiency: 22% ▼ -10.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $70,371
• Composite: 28.09/100
• National rank: #6831
• State rank: #9 of 17 in NV

Livability — Spring Creek

• Score: 68/100
• State rank: #32
• US rank: #9445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring Creek, NV
• County: Elko County · 15,636 people
• City population: 15,636
• Metro: Elko, NV
• Population (ZIP): 15,636
• Household income: $102,926
• Rent vs Own: 12.1% rent · 87.9% own
• Severe rent burden: 172.0

Population outlook (Elko County) Hauer SSP2

• Today (2025): 56,797 people
• By 2030: 59,107 · +4.1%
• By 2040: 63,513 · +11.8%
• By 2050: 66,996 · +18.0%
• By 2075: 73,785 · +29.9%
• By 2100: 72,352 · +27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 5% Lithuanian 4% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Elko

• 2024 margin: Solid R (+56.6) · D 20.6% · R 77.2% · Other 2.1%
• 2008→2024 swing: -16.2pp toward R · 2008: -40.5pp · 2024: -56.6pp
• All cycles: 2024: R+56.6 2020: R+55.5 2016: R+54.7 2012: R+53.2 2008: R+40.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.11%
• Current HPI: 160.8242
• Rent YoY: —
• Metro: Elko, 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

+1316.7% since first listed

9 events — show timeline

• 2026-06-08 Listed $170,000 ECRMLS
• 2024-06-17 Sold (Public Records) $143,000 Public Records
• 2024-06-17 Sold (MLS) $143,000 ECRMLS
• 2024-04-06 Contingent — ECRMLS
• 2024-03-27 Listed $143,000 ECRMLS
• 2020-11-18 Sold (MLS) $125,000 ECRMLS
• 2020-11-17 Sold (Public Records) $125,000 Public Records
• 2020-06-12 Listed $125,000 ECRMLS
• 1994-04-15 Sold (Public Records) $12,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $568 · -0.8% YoY. Source: county tax records.