2575 Toiyabe St · Silver Springs, NV 89429

$70,000

2 bd · 1.0 ba · 600 sqft · Manufactured · 19 Days on market

Built 1969 0.34 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Nice lot, half of lot is in the flood zone, One can replace the 10 ft by 60 ft home in the flood zone. It is seller's opinion one can put a house outside the flood zone, but the buyer and buyer's agent to confirm. Sewer and water connect. Replace with a new home 60 feet by 10 feet and you have a slam dunk good deal.

Key facts

• 0.34 acre lot
• 10 parking spots
• Built 1969

Property features AI

Finance

• Other: Zoned RR2T; Roads are publicly maintained
• HOA & community: Located in the Silver Springs subdivision; Not a senior community

Exterior

• Parking: Parking for 10 vehicles; No carport
• Utilities: Public water; Public sewer; Electricity available; Water connected
• Home design: Manufactured single-wide home; One story
• Construction: Metal siding; Metal roof; Built on foundation (details not provided); Approx. 600 building area
• Exterior features: Partial fencing; Shed(s); Level lot; Mountain view

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Single pane windows
• Laundry & utility: No laundry hookups inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Silver Stage Elementary School (math 17% / reading 22%, grade F, #290 of 402 statewide, top 75%, 364 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $5k of equity ($484 loan paydown + $4k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.09% ✓
• Cap rate: 18.83%
• Cash-on-cash: 44.77%
• DSCR: 2.99
• GRM: 4.0

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: 31.8%
• Equity multiple: 3.11×
• Total profit: $41,378
• Equity at exit: $45,611

10-year hold

• IRR: 29.4%
• Equity multiple: 6.44×
• Total profit: $106,642
• Equity at exit: $84,137

Cash invested: $19,600 (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 89429

• Home prices YoY: 2.4%
• Active inventory: 249
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,465 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$30 /mo · $357/yr
• Insurance: −$29
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $305

Break-even live

Break-even rent $1,079

Max offer price $70,000

Occupancy floor 74%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   price $70,000 Active 19 DOM
2. 2026-06-18
   days on market $74,000 Active 19 DOM
3. 2026-06-17
   days on market $74,000 Active 18 DOM
4. 2026-06-16
   days on market $74,000 Active 17 DOM
5. 2026-06-15
   days on market $74,000 Active 16 DOM
6. 2026-06-14
   days on market $74,000 Active 14 DOM
7. 2026-06-13
   days on market $74,000 Active 13 DOM
8. 2026-06-10
   days on market $74,000 Active 11 DOM
9. 2026-06-09
   days on market $74,000 Active 10 DOM
10. 2026-06-08
    days on market $74,000 Active 9 DOM
11. 2026-06-07
    days on market $74,000 Active 8 DOM
12. 2026-06-03
    days on market $74,000 Active 4 DOM
13. 2026-06-02
    days on market $74,000 Active 3 DOM
14. 2026-06-01
    days on market $74,000 Active 2 DOM
15. 2026-05-31
    remarks 317-char remark
16. 2026-05-31
    listed $74,000 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: $357 · $30/mo
• Projected year-2 tax: $413 · $34/mo
• Expected delta: +$56/yr (+$5/mo · 15.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 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: $17,579
• − Mortgage interest: −$3,921
• − Property taxes: −$357
• − Insurance: −$5,468
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$2,036
• Taxable income: $2,983
• Est. tax owed @ 24.0%: −$716
• After-tax cash flow: $2,941/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

+146.7% since first listed

22 events — show timeline

• 2026-05-30 Listed $74,000 NNRMLS
• 2023-07-06 Sold (Public Records) $52,500 Public Records
• 2023-06-05 Sold (Public Records) $52,500 Public Records
• 2023-05-31 Listing Removed — NNRMLS
• 2023-04-06 Price Changed $52,500 NNRMLS
• 2023-03-19 Price Changed $53,000 NNRMLS
• 2023-03-12 Price Changed $54,000 NNRMLS
• 2023-03-07 Price Changed $55,000 NNRMLS
• 2023-03-02 Price Changed $56,000 NNRMLS
• 2023-02-22 Price Changed $57,000 NNRMLS
• 2023-02-11 Price Changed $58,000 NNRMLS
• 2023-01-23 Price Changed $59,000 NNRMLS
• 2023-01-17 Price Changed $60,000 NNRMLS
• 2023-01-09 Price Changed $61,000 NNRMLS
• 2023-01-01 Listed $62,000 NNRMLS
• 2022-12-15 Listing Removed — NNRMLS
• 2022-12-02 Price Changed $62,000 NNRMLS
• 2022-12-01 Relisted — NNRMLS
• 2022-11-30 Listing Removed — NNRMLS
• 2022-11-17 Listed $64,000 NNRMLS
• 2014-04-13 Listing Removed — NNRMLS
• 2013-04-12 Listed $30,000 NNRMLS

Property tax history

-1.8%/yr

Latest (2025): $357 · +5.0% YoY. Source: county tax records.