2844 Hummingbird St · Spring Creek, NV 89815

$249,900

3 bd · 2.0 ba · 1,326 sqft · Manufactured · 89 Days on market

Built 1998 2.07 ac lot $188/sqft · 30% below area Est $355k · 30% under

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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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• Appreciation +5.1/10.0
• 1% rule +3.9/10.0
• 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

Welcome to 2844 Hummingbird St in Spring Creek-a rare blend of comfort, space, and breathtaking scenery. This 3'bedroom, 2'bath manufactured home sits on 2 acres overlooking the sparkling waters of South Fork Reservoir, offering peaceful mornings, wide'open skies, and the kind of privacy that makes Nevada living so appealing. Inside, the home features a functional layout with a bright living area, a spacious kitchen, and comfortable bedrooms. Step outside and the possibilities expand even more. The property includes an impressive 1,200 sq. Ft. Shop, perfect for storage, hobbies, equipment, or anyone needing serious workspace. With level ground, room to grow, and panoramic views in every direction, this property is ideal for those seeking both practicality and a scenic retreat. Whether you're looking for a full'time residence, a getaway with room for toys, or a place to build out your vision, 2844 Hummingbird St delivers space, views, and value in one beautiful package.

Key facts

• Bright living area
• Spacious kitchen
• Level ground

Tags

• FUNCTIONAL LAYOUT
• BRIGHT LIVING AREA
• SPACIOUS KITCHEN
• IMPRESSIVE SHOP
• LEVEL GROUND
• PANORAMIC VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (10.9% below list).
• Recommended offer: $223k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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 $2k of equity ($2k loan paydown + $273 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 $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $160k; list at $250k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $222,589 (10.9% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 11% 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. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 9.4

CMA / ARV

• ARV (median comp): $355,000
• List price: $249,900
• Delta: -29.61%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.7%
• Equity multiple: 1.18×
• Total profit: $12,310
• Equity at exit: $73,929

10-year hold

• IRR: 8.9%
• Equity multiple: 1.98×
• Total profit: $68,225
• Equity at exit: $89,964

Cash invested: $69,972 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,226 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$54 /mo · $648/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $290

Break-even live

Break-even rent $1,859

Max offer price $249,900

Occupancy floor 82%

Sensitivity live

Price	-10% $431	-5% $361	+0% $290	+5% $219	+10% $148
Rent	-10% $114	-5% $202	+0% $290	+5% $378	+10% $466
Rate	-1.0pp $416	-0.5pp $353	base $290	+0.5pp $225	+1.0pp $159

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $249,900 Active 89 DOM
2. 2026-06-18
   days on market $249,900 Active 88 DOM
3. 2026-06-17
   days on market $249,900 Active 87 DOM
4. 2026-06-16
   days on market $249,900 Active 86 DOM
5. 2026-06-15
   days on market $249,900 Active 85 DOM
6. 2026-06-14
   days on market $249,900 Active 83 DOM
7. 2026-06-12
   days on market $249,900 Active 82 DOM
8. 2026-06-09
   days on market $249,900 Active 79 DOM
9. 2026-06-08
   days on market $249,900 Active 78 DOM
10. 2026-06-07
    days on market $249,900 Active 77 DOM
11. 2026-06-07
    days on market $249,900 Active 76 DOM
12. 2026-06-04
    days on market $249,900 Active 73 DOM
13. 2026-06-02
    days on market $249,900 Active 72 DOM
14. 2026-06-01
    days on market $249,900 Active 71 DOM
15. 2026-05-31
    days on market $249,900 Active 70 DOM
16. 2026-05-31
    days on market $249,900 Active 69 DOM
17. 2026-03-20
    listed $249,900 Active 983-char remark

    Show marketing remark (983 chars)

    Welcome to 2844 Hummingbird St in Spring Creek-a rare blend of comfort, space, and breathtaking scenery. This 3'bedroom, 2'bath manufactured home sits on 2 acres overlooking the sparkling waters of South Fork Reservoir, offering peaceful mornings, wide'open skies, and the kind of privacy that makes Nevada living so appealing. Inside, the home features a functional layout with a bright living area, a spacious kitchen, and comfortable bedrooms. Step outside and the possibilities expand even more. The property includes an impressive 1,200 sq. Ft. Shop, perfect for storage, hobbies, equipment, or anyone needing serious workspace. With level ground, room to grow, and panoramic views in every direction, this property is ideal for those seeking both practicality and a scenic retreat. Whether you're looking for a full'time residence, a getaway with room for toys, or a place to build out your vision, 2844 Hummingbird St delivers space, views, and value in one beautiful package.

18. 2019-10-23
    soldstatus $160,000 824-char remark

    Show marketing remark (824 chars)

    This non-permanent manufactured home is in the perfect location! Situated atop a hill, overlooking Southfork Reservoir this double wide features over 1300 square ft of living space! Upon entering the home, you will notice the front deck with enough space for your patio furniture. The living room will greet you at the front door and will lead you throughout this lovely home. The kitchen is spacious with plenty of cabinet storage and a breakfast bar. Out back is where you'll find breathtaking views from the blossoming peonies to the lake and the mountains! Sit out on the oversized deck and take it all in! This home has only had one owner and the pride of homeownership radiates throughout. As if the house and the views weren't enough, this property also has a 1200 sq. ft INSULATED SHOP! There IS FINANCING AVAILABLE!

19. 2019-10-23
    soldstatus $80,000

    Show marketing remark (824 chars)

    This non-permanent manufactured home is in the perfect location! Situated atop a hill, overlooking Southfork Reservoir this double wide features over 1300 square ft of living space! Upon entering the home, you will notice the front deck with enough space for your patio furniture. The living room will greet you at the front door and will lead you throughout this lovely home. The kitchen is spacious with plenty of cabinet storage and a breakfast bar. Out back is where you'll find breathtaking views from the blossoming peonies to the lake and the mountains! Sit out on the oversized deck and take it all in! This home has only had one owner and the pride of homeownership radiates throughout. As if the house and the views weren't enough, this property also has a 1200 sq. ft INSULATED SHOP! There IS FINANCING AVAILABLE!

20. 2019-06-21
    listed $165,000 824-char remark

    Show marketing remark (824 chars)

    This non-permanent manufactured home is in the perfect location! Situated atop a hill, overlooking Southfork Reservoir this double wide features over 1300 square ft of living space! Upon entering the home, you will notice the front deck with enough space for your patio furniture. The living room will greet you at the front door and will lead you throughout this lovely home. The kitchen is spacious with plenty of cabinet storage and a breakfast bar. Out back is where you'll find breathtaking views from the blossoming peonies to the lake and the mountains! Sit out on the oversized deck and take it all in! This home has only had one owner and the pride of homeownership radiates throughout. As if the house and the views weren't enough, this property also has a 1200 sq. ft INSULATED SHOP! There IS FINANCING AVAILABLE!

21. 1997-05-02
    soldstatus $10,500

ⓘ 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: $648 · $54/mo
• Projected year-2 tax: $1,474 · $123/mo
• Expected delta: +$827/yr (+$69/mo · 127.7%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 20 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: $26,711
• − Mortgage interest: −$13,998
• − Property taxes: −$648
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,137
• − Management: −$2,137
• − Depreciation: −$7,270
• Taxable loss: −$728
• Est. tax savings @ 24.0%: +$175
• After-tax cash flow: $3,653/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

• 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

+2280.0% since first listed

5 events — show timeline

• 2026-03-20 Listed $249,900 ECRMLS
• 2019-10-23 Sold (Public Records) $80,000 Public Records
• 2019-10-23 Sold (MLS) $160,000 ECRMLS
• 2019-06-21 Listed $165,000 ECRMLS
• 1997-05-02 Sold (Public Records) $10,500 Public Records

Property tax history

+4.4%/yr

Latest (2025): $648 · +20.7% YoY. Source: county tax records.