24 Crown Point Dr · Carson City, NV 89706

$189,910

3 bd · 2.0 ba · 1,176 sqft · Manufactured · 72 Days on market

Built 2025 Good condition $161/sqft · 48% below area Est $364k · 48% 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 +15.8/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• 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 senior 55+ park. The open floor plan features stainless steel Samsung appliances and a comfortable primary suite with a walk-in shower. Built for energy efficiency and comfort with low-E windows, a smart thermostat, and 2x6 exterior walls with extra insulation to help lower utility bills. New air conditioner and carport. Includes a 1-year limited factory warranty and a 1-year appliance warranty. Schedule your showing today! Star West will meet or beat any price from a local dealer on a new home. Ask me about personal-choice floor plans we can bring to vacant lots in the region. Call, text, email, or DM ~ Hablamos Español ~ Kyle C. Miller [email protected] 775-830-7780 NV Lic D1360

Key facts

• Open floor plan
• Low-e windows
• Walk-in shower

Tags

• ENERGY STAR CERTIFIED
• OPEN FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• WALK-IN SHOWER
• LOW-E WINDOWS
• SMART THERMOSTAT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $88 ($1k/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 $177k (6.7% below list).
• Recommended offer: $177k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $6k 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 72 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $177,280 (6.7% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 7% 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: 0.93% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.99%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $363,905
• List price: $189,910
• Delta: -47.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3100 Melanie Ln	0.08mi	3/2.0	1,344 (+14%)	6mo	$359,500	$267	67
2408 Bunch Way	0.46mi	4/2.0 (+1)	1,152 (-2%)	6mo	$335,000	$291	65
9 Bryan Cir	0.26mi	2/2.0 (-1)	1,248 (+6%)	22mo	$325,000	$260	54
2539 Viking Way	0.62mi	2/2.0 (-1)	1,110 (-6%)	6mo	$175,000	$158	52
5 Bryan Cir	0.29mi	2/2.0 (-1)	1,248 (+6%)	23mo	$190,000	$152	52
16 Kit Sierra Loop	0.63mi	2/1.5 (-1)	1,140 (-3%)	10mo	$257,900	$226	50
3219 Sherman Ln	0.49mi	3/2.0	1,058 (-10%)	18mo	$320,000	$302	45
3130 Debbie Way	0.45mi	3/2.0	1,344 (+14%)	14mo	$355,000	$264	43
2596 Kit Sierra Way	0.62mi	2/2.0 (-1)	1,032 (-12%)	9mo	$200,000	$194	38
2308 Airport Rd	0.52mi	3/2.0	1,344 (+14%)	20mo	$225,000	$167	35
3703 Tuolumne Way	0.71mi	2/2.0 (-1)	1,284 (+9%)	15mo	$315,000	$245	34
2104 Columbia Way	0.63mi	4/2.0 (+1)	1,344 (+14%)	17mo	$389,900	$290	28

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-25,137
• Equity at exit: $28,316

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-14,556
• Equity at exit: $16,420

Cash invested: $53,175 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,849/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $88

Break-even live

Break-even rent $1,661

Max offer price $189,910

Occupancy floor 90%

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: $47,478
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 Russell Way Carson City, NV	1.0–2.0	1.0	740	$1,467	$1.98	43d	1	0.86mi
1820 Russell Way Carson City, NV	1.0–2.0	1.0	715	$1,042	$1.46	23d	1	0.91mi
4186 Sherman Ln Carson City, NV	2.0	2.0	1100	$2,200	$2.00	43d	1	1.00mi
2890 Menlo Dr Carson City, NV	2.0	1.0	750	$1,350	$1.80	23d	1	1.07mi
3426 Woodside Dr Apt 4 Carson City, NV	2.0	1.0	780	$1,500	$1.92	43d	1	1.07mi
1841 E Long St Unit 6 Carson City, NV	2.0	1.0	864	$1,350	$1.56	43d	1	1.17mi
1825 E Long St Unit 7 Carson City, NV	2.0	1.0	864	$1,350	$1.56	43d	1	1.19mi
1101 Beverly Dr Carson City, NV	1.0–2.0	1.0	700	$1,263	$1.80	43d	1	1.47mi

Listing history 21 events

1. 2026-06-19
   days on market $189,910 Active 72 DOM
2. 2026-06-18
   days on market $189,910 Active 71 DOM
3. 2026-06-17
   price $189,910 Active 70 DOM
4. 2026-06-17
   days on market $189,900 Active 70 DOM
5. 2026-06-16
   days on market $189,900 Active 69 DOM
6. 2026-06-15
   days on market $189,900 Active 68 DOM
7. 2026-06-14
   days on market $189,900 Active 66 DOM
8. 2026-06-13
   days on market $189,900 Active 65 DOM
9. 2026-06-10
   days on market $189,900 Active 63 DOM
10. 2026-06-09
    days on market $189,900 Active 62 DOM
11. 2026-06-08
    days on market $189,900 Active 61 DOM
12. 2026-06-07
    days on market $189,900 Active 60 DOM
13. 2026-06-05
    days on market $189,900 Active 57 DOM
14. 2026-06-03
    days on market $189,900 Active 56 DOM
15. 2026-06-02
    days on market $189,900 Active 55 DOM
16. 2026-06-01
    days on market $189,900 Active 54 DOM
17. 2026-05-31
    days on market $189,900 Active 53 DOM
18. 2026-05-30
    days on market $189,900 Active 52 DOM
19. 2026-05-06
    status Active 772-char remark

    Show marketing remark (772 chars)

    Brand New, modern, Energy Star certified home in a highly sought-after senior 55+ park. The open floor plan features stainless steel Samsung appliances and a comfortable primary suite with a walk-in shower. Built for energy efficiency and comfort with low-E windows, a smart thermostat, and 2x6 exterior walls with extra insulation to help lower utility bills. New air conditioner and carport. Includes a 1-year limited factory warranty and a 1-year appliance warranty. Schedule your showing today! Star West will meet or beat any price from a local dealer on a new home. Ask me about personal-choice floor plans we can bring to vacant lots in the region. Call, text, email, or DM ~ Hablamos Español ~ Kyle C. Miller [email protected] 775-830-7780 NV Lic D1360

20. 2025-11-21
    historical 772-char remark

    Show marketing remark (772 chars)

    Brand New, modern, Energy Star certified home in a highly sought-after senior 55+ park. The open floor plan features stainless steel Samsung appliances and a comfortable primary suite with a walk-in shower. Built for energy efficiency and comfort with low-E windows, a smart thermostat, and 2x6 exterior walls with extra insulation to help lower utility bills. New air conditioner and carport. Includes a 1-year limited factory warranty and a 1-year appliance warranty. Schedule your showing today! Star West will meet or beat any price from a local dealer on a new home. Ask me about personal-choice floor plans we can bring to vacant lots in the region. Call, text, email, or DM ~ Hablamos Español ~ Kyle C. Miller [email protected] 775-830-7780 NV Lic D1360

21. 2025-10-23
    listed $189,900 Active 772-char remark

    Show marketing remark (772 chars)

    Brand New, modern, Energy Star certified home in a highly sought-after senior 55+ park. The open floor plan features stainless steel Samsung appliances and a comfortable primary suite with a walk-in shower. Built for energy efficiency and comfort with low-E windows, a smart thermostat, and 2x6 exterior walls with extra insulation to help lower utility bills. New air conditioner and carport. Includes a 1-year limited factory warranty and a 1-year appliance warranty. Schedule your showing today! Star West will meet or beat any price from a local dealer on a new home. Ask me about personal-choice floor plans we can bring to vacant lots in the region. Call, text, email, or DM ~ Hablamos Español ~ Kyle C. Miller [email protected] 775-830-7780 NV Lic D1360

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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 14 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,274
• − Mortgage interest: −$10,638
• − Property taxes: −$2,849
• − Insurance: −$950
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$5,525
• Taxable loss: −$2,091
• Est. tax savings @ 24.0%: +$502
• After-tax cash flow: $1,559/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 · 3 photos

Good 80/100 None rehab

This modern, energy-efficient manufactured home in a senior park is in excellent condition with minimal maintenance needed. It offers a comfortable living space and is ready for immediate occupancy.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Clean gutters — Keeps home in good condition

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps home in good condition ↑

ⓘ 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

3 events — show timeline

• 2026-05-06 Relisted — Fizber.com
• 2025-11-21 Delisted — Fizber.com
• 2025-10-23 Listed $189,900 Fizber.com