34 Tiger Dr · Carson City, NV 89706

$174,910

3 bd · 2.0 ba · 1,136 sqft · Manufactured · 181 Days on market

Manufactured home Built 2025 Excellent condition $154/sqft · 52% below area

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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 +10.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -3.2

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!

Key facts

• New air conditioner
• Built 2025
• Listed 180 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 $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (19.5% below list).
• Recommended offer: $141k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.8% 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-, 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.
• Zoned schools: Bordewich/Bray Elementary (math 33% / reading 38%, grade F, #146 of 402 statewide, top 37%, 578 students, 100% FRL); Carson Middle School (math 24% / reading 44%, grade F, #35 of 109 statewide, top 33%, 886 students, 100% FRL); Carson High School (math 22% / reading 49%, grade F, #48 of 131 statewide, top 36%, 2,289 students, 39% FRL) — zoned schools average 80% FRL vs 45% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 52 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 264 units permitted in Carson City in 2024 (81 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 $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 181 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 $140,782 (19.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.37%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $363,043
• List price: $174,910
• Delta: -51.82%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Pine Ln	0.32mi	3/1.5	1,170 (+3%)	2mo	$428,000	$366	76
509 Piper Dr	0.29mi	3/2.0	1,064 (-6%)	0mo	$385,000	$362	76
1507 E Long St	0.91mi	3/2.0	1,160 (+2%)	2mo	$240,000	$207	60
3161 Imperial Way	0.37mi	2/1.0 (-1)	975 (-14%)	0mo	$260,000	$267	50
221 S Iris St	1.46mi	3/1.5	1,032 (-9%)	1mo	$400,000	$388	47
303 W Hampton Dr	0.41mi	2/1.0 (-1)	975 (-14%)	1mo	$324,000	$332	47
601 Bath St	0.60mi	3/2.0	1,388 (+22%)	0mo	$470,000	$339	46
1353 Molly Dr	0.85mi	3/2.5	1,260 (+11%)	2mo	$430,000	$341	43
3704 Cinnabar Ave	0.68mi	3/2.0	1,388 (+22%)	2mo	$439,000	$316	41
4070 Northgate Ln	0.87mi	3/2.0	1,305 (+15%)	0mo	$482,500	$370	40
2525 Larry Cir	1.46mi	2/1.0 (-1)	933 (-18%)	1mo	$345,000	$370	30
215 S Harbin Ave	1.43mi	2/1.0 (-1)	905 (-20%)	2mo	$250,000	$276	29

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: -20.2%
• Equity multiple: 0.30×
• Total profit: $-34,473
• Equity at exit: $26,080

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-37,854
• 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: 52
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,408 high
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $-97

Break-even live

Break-even rent $1,530

Max offer price $160,934

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-36	+0% $-97	+5% $-157	+10% $-217
Rent	-10% $-208	-5% $-152	+0% $-97	+5% $-41	+10% $15
Rate	-1.0pp $-9	-0.5pp $-52	base $-97	+0.5pp $-142	+1.0pp $-188

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	139d	1	0.34mi
2693 Table Rock Dr Carson City, NV	3.0	2.0	1237	$1,645	$1.33	6d	1	0.45mi
1901 N Peter's St Apt B Carson City, NV	2.0	1.0	940	$1,200	$1.28	139d	1	0.46mi
1901 N Peter's St Apt A Carson City, NV	2.0	1.0	940	$1,300	$1.38	6d	1	0.46mi
404 Lee St Apt 1 Carson City, NV	2.0	1.0	710	$1,500	$2.11	139d	1	0.56mi
603 College Pkwy Carson City, NV	2.0	2.0	987	$2,281	$2.31	0d	4	0.57mi
1101 Beverly Dr Carson City, NV	1.0–2.0	1.0	700	$1,263	$1.80	0d	1	0.70mi
420 Corbett St Carson City, NV	3.0	2.0	960	$1,950	$2.03	139d	1	0.77mi
1328 Saltern Dr Carson City, NV	3.0	3.0	1487	$1,695	$1.14	6d	1	0.87mi
1249 Correlli Ct Carson City, NV	3.0	2.5	1439	$2,383	$1.66	139d	1	0.92mi
730 Silver Oak Dr Carson City, NV	1.0–3.0	1.0–2.0	1074	$2,765	$2.57	0d	1	0.92mi
1600 E Long St Apt 11 Carson City, NV	2.0	1.0	864	$1,695	$1.96	6d	1	0.92mi
1825 E Long St Unit 7 Carson City, NV	2.0	1.0	864	$1,350	$1.56	139d	1	1.10mi
1841 E Long St Unit 6 Carson City, NV	2.0	1.0	864	$1,350	$1.56	139d	1	1.12mi
1841 E Long St Unit 7 Carson City, NV	2.0	1.0	864	$1,400	$1.62	6d	1	1.12mi
1820 Russell Way Carson City, NV	1.0–2.0	1.0	715	$1,042	$1.46	0d	1	1.18mi
1800 Russell Way Carson City, NV	1.0–2.0	1.0	740	$1,467	$1.98	0d	1	1.21mi
221 S Harbin Ave Unit 9 Carson City, NV	2.0	1.0	720	$1,325	$1.84	139d	1	1.47mi
213 Annapolis Ave Carson City, NV	3.0	2.0	1264	$2,300	$1.82	5d	1	1.48mi

Listing history 50 events

1. 2026-08-05
   days on market $174,910 Active 181 DOM
2. 2026-08-04
   days on market $174,910 Active 180 DOM
3. 2026-08-03
   days on market $174,910 Active 179 DOM
4. 2026-07-31
   days on market $174,910 Active 176 DOM
5. 2026-07-29
   days on market $174,910 Active 174 DOM
6. 2026-07-27
   days on market $174,910 Active 172 DOM
7. 2026-07-25
   days on market $174,910 Active 170 DOM
8. 2026-07-24
   days on market $174,910 Active 169 DOM
9. 2026-07-23
   days on market $174,910 Active 168 DOM
10. 2026-07-22
    days on market $174,910 Active 167 DOM
11. 2026-07-21
    days on market $174,910 Active 166 DOM
12. 2026-07-18
    days on market $174,910 Active 163 DOM
13. 2026-07-16
    days on market $174,910 Active 161 DOM
14. 2026-07-16
    days on market $174,910 Active 160 DOM
15. 2026-07-14
    days on market $174,910 Active 159 DOM
16. 2026-07-13
    days on market $174,910 Active 158 DOM
17. 2026-07-12
    days on market $174,910 Active 157 DOM
18. 2026-07-11
    days on market $174,910 Active 156 DOM
19. 2026-07-10
    days on market $174,910 Active 155 DOM
20. 2026-07-09
    days on market $174,910 Active 154 DOM
21. 2026-07-08
    days on market $174,910 Active 153 DOM
22. 2026-07-07
    days on market $174,910 Active 152 DOM
23. 2026-07-06
    days on market $174,910 Active 151 DOM
24. 2026-07-05
    days on market $174,910 Active 150 DOM
25. 2026-07-04
    days on market $174,910 Active 149 DOM
26. 2026-07-03
    days on market $174,910 Active 148 DOM
27. 2026-07-02
    days on market $174,910 Active 147 DOM
28. 2026-07-01
    days on market $174,910 Active 146 DOM
29. 2026-06-30
    days on market $174,910 Active 145 DOM
30. 2026-06-29
    days on market $174,910 Active 144 DOM
31. 2026-06-28
    days on market $174,910 Active 143 DOM
32. 2026-06-28
    days on market $174,910 Active 142 DOM
33. 2026-06-27
    days on market $174,910 Active 141 DOM
34. 2026-06-26
    days on market $174,910 Active 140 DOM
35. 2026-06-22
    days on market $174,910 Active 137 DOM
36. 2026-06-21
    days on market $174,910 Active 136 DOM
37. 2026-06-19
    days on market $174,910 Active 134 DOM
38. 2026-06-18
    days on market $174,910 Active 133 DOM
39. 2026-06-17
    price $174,910 Active 132 DOM
40. 2026-06-17
    days on market $174,900 Active 132 DOM
41. 2026-06-16
    days on market $174,900 Active 131 DOM
42. 2026-06-15
    days on market $174,900 Active 130 DOM
43. 2026-06-14
    days on market $174,900 Active 128 DOM
44. 2026-06-13
    days on market $174,900 Active 127 DOM
45. 2026-06-10
    days on market $174,900 Active 125 DOM
46. 2026-06-09
    days on market $174,900 Active 124 DOM
47. 2026-06-08
    days on market $174,900 Active 123 DOM
48. 2026-06-07
    days on market $174,900 Active 122 DOM
49. 2026-06-05
    days on market $174,900 Active 119 DOM
50. 2026-06-03
    days on market $174,900 Active 118 DOM

ⓘ 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: $16,894
• − Mortgage interest: −$9,798
• − Property taxes: −$2,624
• − Insurance: −$875
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$5,088
• Taxable loss: −$4,193
• Est. tax savings @ 24.0%: +$1,006
• After-tax cash flow: $-153/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 ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Mark Twain Elementary F NV #166/402 Nat'l #24,299/41,679 Middle Carson Middle School F NV #35/109 Nat'l #7,813/14,009 High Carson High School F NV #48/131 Nat'l #9,497/17,239

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

B Composite livability gradescore 71/100

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 · 53,423 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: 10% of renters

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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%

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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%

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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

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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