34 Tiger Dr · Carson City, NV 89706

$174,910

3 bd · 2.0 ba · 1,136 sqft · Manufactured · 134 Days on market

Built 2025 Excellent condition $154/sqft · 50% below area

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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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Condition / age +4.8/5.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand New, modern, Energy Star certified home in a highly sought-after Family park. The Harmony series offers a spacious, modern living space designed for today’s homeowners. With 9’ flat ceilings and large 80” windows, this home provides an open, airy feel that is perfect for families or first-time buyers looking for a comfortable yet stylish living environment. Equipped with eBuilt Zero Energy Ready Homes™ technology and ecobee smart thermostats ensures energy efficiency, helping you save on utility bills while maintaining a cozy atmosphere. New air conditioner. Includes a 1-year limited factory warranty and a 1-year appliance warranty. Schedule your showing today! BUYER INCENTIVE: Use your tax refund toward the purchase of this home, and the park will match it up to $2500 Offer ends: 3/31/26 * Once the transaction closes, the lease is signed, and move-in funds are received, the park will process a refund of up to $2500 *

Key facts

• New air conditioner
• Built 2025
• Listed 134 days

Tags

• ENERGY STAR CERTIFIED
• ECOBEE SMART THERMOSTATS
• NEW AIR CONDITIONER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.4% in Carson City — 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 71/100 on livability (#25 in NV) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety B+; Watch: commute C-, schools D-, amenities F.
• Carson City School District (urban): math 27% / reading 41% proficiency, ranked #7 of 17 in NV (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 264 units permitted in Carson City in 2024 (81 in 5+ unit buildings).
• This rent runs 34% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Carson City County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $153,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.03% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $350,033
• List price: $174,910
• Delta: -50.03%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-14,805
• Equity at exit: $26,080

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $4,615
• Equity at exit: $15,123

Cash invested: $48,975 (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 89706

• Active inventory: 37
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $212

Break-even live

Break-even rent $1,530

Max offer price $174,910

Occupancy floor 83%

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: $43,728
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Jeanell Dr Unit 17 Carson City, NV	2.0	1.5	1100	$1,700	$1.55	43d	1	0.34mi
1901 N Peter's St Apt B Carson City, NV	2.0	1.0	940	$1,200	$1.28	43d	1	0.46mi
404 Lee St Apt 1 Carson City, NV	2.0	1.0	710	$1,500	$2.11	43d	1	0.56mi
1101 Beverly Dr Carson City, NV	1.0–2.0	1.0	700	$1,263	$1.80	43d	1	0.70mi
420 Corbett St Carson City, NV	3.0	2.0	960	$1,950	$2.03	43d	1	0.77mi
1249 Correlli Ct Carson City, NV	3.0	2.5	1439	$2,383	$1.66	43d	1	0.92mi
730 Silver Oak Dr Carson City, NV	3.0	1.0–2.0	1013	$2,750	$2.71	21d	1	0.92mi
1825 E Long St Unit 7 Carson City, NV	2.0	1.0	864	$1,350	$1.56	43d	1	1.10mi
1841 E Long St Unit 6 Carson City, NV	2.0	1.0	864	$1,350	$1.56	43d	1	1.12mi
1820 Russell Way Carson City, NV	1.0–2.0	1.0	715	$1,042	$1.46	23d	1	1.18mi
1800 Russell Way Carson City, NV	1.0–2.0	1.0	740	$1,467	$1.98	43d	1	1.21mi
221 S Harbin Ave Unit 9 Carson City, NV	2.0	1.0	720	$1,325	$1.84	43d	1	1.47mi

Listing history 19 events

1. 2026-06-19
   days on market $174,910 Active 134 DOM
2. 2026-06-18
   days on market $174,910 Active 133 DOM
3. 2026-06-17
   price $174,910 Active 132 DOM
4. 2026-06-17
   days on market $174,900 Active 132 DOM
5. 2026-06-16
   days on market $174,900 Active 131 DOM
6. 2026-06-15
   days on market $174,900 Active 130 DOM
7. 2026-06-14
   days on market $174,900 Active 128 DOM
8. 2026-06-13
   days on market $174,900 Active 127 DOM
9. 2026-06-10
   days on market $174,900 Active 125 DOM
10. 2026-06-09
    days on market $174,900 Active 124 DOM
11. 2026-06-08
    days on market $174,900 Active 123 DOM
12. 2026-06-07
    days on market $174,900 Active 122 DOM
13. 2026-06-05
    days on market $174,900 Active 119 DOM
14. 2026-06-03
    days on market $174,900 Active 118 DOM
15. 2026-06-02
    days on market $174,900 Active 117 DOM
16. 2026-06-01
    days on market $174,900 Active 116 DOM
17. 2026-05-31
    days on market $174,900 Active 115 DOM
18. 2026-05-30
    days on market $174,900 Active 114 DOM
19. 2026-02-04
    listed $174,900 Active 963-char remark

    Show marketing remark (963 chars)

    Brand New, modern, Energy Star certified home in a highly sought-after Family park. The Harmony series offers a spacious, modern living space designed for today’s homeowners. With 9’ flat ceilings and large 80” windows, this home provides an open, airy feel that is perfect for families or first-time buyers looking for a comfortable yet stylish living environment. Equipped with eBuilt Zero Energy Ready Homes™ technology and ecobee smart thermostats ensures energy efficiency, helping you save on utility bills while maintaining a cozy atmosphere. New air conditioner. Includes a 1-year limited factory warranty and a 1-year appliance warranty. Schedule your showing today! BUYER INCENTIVE: Use your tax refund toward the purchase of this home, and the park will match it up to $2500 Offer ends: 3/31/26 * Once the transaction closes, the lease is signed, and move-in funds are received, the park will process a refund of up to $2500 *

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 17 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,583
• − Mortgage interest: −$9,798
• − Property taxes: −$2,624
• − Insurance: −$875
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$5,088
• Taxable loss: −$254
• Est. tax savings @ 24.0%: +$61
• After-tax cash flow: $2,607/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 · 5 photos

Excellent 95/100 None rehab

This modern, energy-efficient manufactured home in a sought-after location is move-in ready with no visible repairs needed.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Smart home integration — Improves energy efficiency and comfort

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Smart home integration — Improves energy efficiency and comfort ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Carson City School District
• NCES district ID: 3200390
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 41% ▼ -2.00%
• Median HH income: $50,437
• Composite: 29.51/100
• National rank: #6502
• State rank: #7 of 17 in NV

Livability — Carson City

• Score: 71/100
• State rank: #25
• US rank: #7307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carson City, NV
• County: Carson City · 59,982 people
• City population: 59,982
• Metro: Carson City, NV
• Population (ZIP): 20,478
• Household income: $62,815
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 585.0

Population outlook (Carson City County) Hauer SSP2

• Today (2025): 53,423 people
• By 2030: 52,474 · -1.8%
• By 2040: 50,098 · -6.2%
• By 2050: 47,664 · -10.8%
• By 2075: 43,925 · -17.8%
• By 2100: 38,752 · -27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Hispanic / Latino 35% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 73% English-only · Spanish 25% Tagalog/Filipino 1% Other Indo-European 1%

Political lean MEDSL · Carson City

• 2024 margin: R (+11.3) · D 43.0% · R 54.3% · Other 2.6%
• 2008→2024 swing: -12.1pp toward R · 2008: 0.9pp · 2024: -11.3pp
• All cycles: 2024: R+11.3 2020: R+11.4 2016: R+14.1 2012: R+9.0 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -197.60%
• Current HPI: 346.25
• Rent YoY: —
• Metro: Carson City, 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

1 event — show timeline

• 2026-02-04 Listed $174,900 Fizber.com