11609 Sugarloaf Peak Ct · Spanish Springs, NV 89441

$906,340

3 bd · 3.5 ba · 2,811 sqft · SingleFamily · 9 Days on market

Built 2026 10,298 sqft lot Est $753k · 20% over $31/mo HOA

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Why this score? — see what drove the F 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 +13.0/30.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Homesite 160 showcases Plan 2 in the bold American Contemporary style with Color Scheme 2, situated on an expansive 10,298 sq. ft. lot. Highlights include a Western corner stacking slider with screens to give a seamless transition between indoor and outdoor living. The garage has been upgraded to our RV garage with a 10' wide door and a 8' x 8' rear garage door. The great room features a traditional style fireplace. We have included a luxury freestanding tub in the primary bathroom for that extra touch of elegance. The laundry features a white cast iron sink.

Key facts

• 10 wide door
• Rv garage
• White cast iron sink

Tags

• RV GARAGE
• 10 WIDE DOOR
• 8 X 8 REAR GARAGE DOOR
• TRADITIONAL STYLE FIREPLACE
• LUXURY FREESTANDING TUB
• WHITE CAST IRON SINK

Property features AI

Finance

• Other: Living area listed as 2811; List price available
• HOA & community: Association fee: $31 (period not specified)

Exterior

• Parking: 4 parking spaces
• Utilities: Electric service; Natural gas; Public/central cooling (Central Air)
• Home design: Spec new construction, Plan 2 (American)

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (electric and natural gas); Central air conditioning
• Interior features: Dishwasher; Disposal; Microwave

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $906k.

Deal economics

• At list price, monthly cash flow is $-54 ($-642/yr) — negative.
• To cash-flow at today's rent, offer at most $899k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $790k (12.8% below list).
• Recommended offer: $790k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.2% in Spanish 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 67/100 on livability (#35 in NV) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, cost of living F.
• Washoe County School District (urban): math 30% / reading 44% proficiency, ranked #6 of 17 in NV (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alyce Taylor Elementary (math 54% / reading 55%, grade C, #42 of 402 statewide, top 10%, 452 students, 27% FRL); Yvonne Shaw Middle School (math 33% / reading 57%, grade D, #14 of 109 statewide, top 13%, 712 students, 20% FRL); Spanish Springs High School (math 18% / reading 41%, grade F, #67 of 131 statewide, top 53%, 2,057 students, 17% FRL) — zoned schools average 22% FRL vs 42% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 143 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,085 units permitted in Washoe County in 2024 (1,634 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k of value loss. Plan a longer hold.
• Washoe County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $790,000 (12.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.87% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $753,348
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11568 W Spanish Rnch Dr	0.18mi	3/3.5	2,811 (0%)	4mo	$739,990	$263	88
510 La Tray Dr Unit Magnolia 83	0.13mi	4/3.0 (+1)	2,729 (-3%)	2mo	$725,000	$266	80
450 Hutchinson Dr Unit Willows 105	0.18mi	3/2.5	2,709 (-4%)	4mo	$771,990	$285	78
433 Pah Rah Ridge Dr Unit Willows 110	0.24mi	3/2.5	2,704 (-4%)	4mo	$750,000	$277	75
420 Pah Rah Ridge Dr	0.25mi	4/3.5 (+1)	2,930 (+4%)	3mo	$930,000	$317	74
11602 Vinegar Peak Dr	0.31mi	3/2.5	2,704 (-4%)	3mo	$795,970	$294	73
11565 Vinegar Peak Dr Unit Willows 118	0.31mi	4/3.5 (+1)	2,933 (+4%)	3mo	$795,000	$271	71
11640 Crosby Ranch Dr	0.21mi	4/4.5 (+1)	3,007 (+7%)	3mo	$768,000	$255	67
520 La Tray Dr Unit Magnolia 82	0.14mi	3/2.5	2,389 (-15%)	3mo	$640,000	$268	62
415 Pah Rah Rdg Dr Unit Harris 107	0.21mi	4/3.5 (+1)	3,206 (+14%)	5mo	$850,000	$265	58
11557 Vinegar Peak Dr Unit Harris 116	0.32mi	4/3.5 (+1)	3,206 (+14%)	3mo	$800,000	$250	54
11691 Hacienda Ridge Way	0.56mi	4/2.5 (+1)	3,035 (+8%)	4mo	$750,000	$247	48

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-150,136
• Equity at exit: $135,138

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-134,563
• Equity at exit: $78,364

Cash invested: $253,775 (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 89441

• Home prices YoY: -18.5%
• Active inventory: 143
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $7,900 medium
• Mortgage (P&I): −$4,753
• Tax est. 1.5%: −$1,133 /mo · $13,595/yr
• Insurance: −$378
• HOA: −$31
• Vacancy / Maint / Mgmt: −$1,659
• Net cashflow: $-54

Break-even live

Break-even rent $7,968

Max offer price $898,597

Occupancy floor 96%

Sensitivity live

Price	-10% $573	-5% $260	+0% $-54	+5% $-367	+10% $-680
Rent	-10% $-678	-5% $-366	+0% $-54	+5% $259	+10% $571
Rate	-1.0pp $403	-0.5pp $177	base $-54	+0.5pp $-288	+1.0pp $-527

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: $226,585
• Closing costs: $27,190
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
430 Calle de la Plata Sparks, NV	3.0	2.0	2056	$7,900	$3.84	25d	1	0.95mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 7 events

1. 2026-06-22
   days on market $906,340 Active 9 DOM
2. 2026-06-18
   days on market $906,340 Active 6 DOM
3. 2026-06-17
   days on market $906,340 Active 5 DOM
4. 2026-06-16
   days on market $906,340 Active 4 DOM
5. 2026-06-15
   days on market $906,340 Active 3 DOM
6. 2026-06-14
   remarks 565-char remark
7. 2026-06-14
   listed $906,340 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $94,800
• − Mortgage interest: −$50,769
• − Property taxes: −$13,595
• − Insurance: −$4,532
• − Repairs & maintenance: −$7,584
• − Management: −$7,584
• − HOA: −$372
• − Depreciation: −$26,366
• Taxable loss: −$16,002
• Est. tax savings @ 24.0%: +$3,841
• After-tax cash flow: $3,198/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: Washoe County School District
• NCES district ID: 3200480
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $55,025
• Composite: 32.44/100
• National rank: #5721
• State rank: #6 of 17 in NV

Livability — Spanish Springs

• Score: 67/100
• State rank: #35
• US rank: #11102

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spanish Springs, NV
• City population: 13,854
• Population (ZIP): 13,854

Population outlook (Washoe County) Hauer SSP2

• Today (2025): 499,260 people
• By 2030: 523,429 · +4.8%
• By 2040: 564,420 · +13.1%
• By 2050: 595,548 · +19.3%
• By 2075: 652,375 · +30.7%
• By 2100: 661,518 · +32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 13% Two or more races 10% Native American 5% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Washoe

• 2024 margin: Toss-up / Even · D 49.3% · R 48.3% · Other 2.4%
• 2008→2024 swing: -11.7pp toward R · 2008: 12.7pp · 2024: 1.0pp
• All cycles: 2024: D+1.0 2020: D+4.5 2016: D+1.2 2012: D+3.6 2008: D+12.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.99%
• Current HPI: 330.2277
• 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