24 Crown Point Dr · Carson City, NV 89706

$189,910

3 bd · 2.0 ba · 1,176 sqft · Manufactured · 119 Days on market

Manufactured home 55+ age-restricted Built 2025 Good condition $161/sqft · 39% below area Est $310k · 39% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.3/30.0
• Condition / age +4.0/5.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• DSCR +3.3/10.0
• Schools +3.3/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -3.9

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 starwest775@gmail.

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 $-234 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (28.1% below list).
• Recommended offer: $137k (28.1% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 2.5% 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: Fremont Elementary (math 32% / reading 28%, grade F, #187 of 402 statewide, top 48%, 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: 51 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $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 119 days — a 9% lower offer ($173k) 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 $136,506 (28.1% 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 119 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.28%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

• ARV (median comp): $310,000
• List price: $189,910
• Delta: -38.74%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 11 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%)	8mo	$359,500	$267	66
2408 Bunch Way	0.46mi	4/2.0 (+1)	1,152 (-2%)	8mo	$335,000	$291	64
2539 Viking Way	0.62mi	2/2.0 (-1)	1,110 (-6%)	8mo	$175,000	$158	51
16 Kit Sierra Loop	0.63mi	2/1.5 (-1)	1,140 (-3%)	11mo	$257,900	$226	49
3120 Debbie Way	0.48mi	4/2.0 (+1)	1,344 (+14%)	0mo	$379,900	$283	48
3219 Sherman Ln	0.49mi	3/2.0	1,058 (-10%)	20mo	$320,000	$302	44
3130 Debbie Way	0.45mi	3/2.0	1,344 (+14%)	16mo	$355,000	$264	42
2596 Kit Sierra Way	0.62mi	2/2.0 (-1)	1,032 (-12%)	10mo	$200,000	$194	37
2308 Airport Rd	0.52mi	3/2.0	1,344 (+14%)	22mo	$225,000	$167	34
3703 Tuolumne Way	0.71mi	2/2.0 (-1)	1,284 (+9%)	17mo	$315,000	$245	32
2104 Columbia Way	0.63mi	4/2.0 (+1)	1,344 (+14%)	18mo	$389,900	$290	26

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: -25.3%
• Equity multiple: 0.14×
• Total profit: $-45,658
• Equity at exit: $28,316

10-year hold

• IRR: -21.4%
• Equity multiple: -0.11×
• Total profit: $-58,868
• 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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 4 under contract
• Months of supply: 4.5 mo (22%/mo absorbed)
• Median asking: $230,000 ($160/sqft)
• Median days on market: 149 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +65.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 89706

• Active inventory: 51
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,365 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,849/yr
• Insurance: −$79
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-234

Break-even live

Break-even rent $1,661

Max offer price $156,046

Occupancy floor —

Sensitivity live

Price	-10% $-103	-5% $-168	+0% $-234	+5% $-300	+10% $-365
Rent	-10% $-342	-5% $-288	+0% $-234	+5% $-180	+10% $-126
Rate	-1.0pp $-138	-0.5pp $-186	base $-234	+0.5pp $-283	+1.0pp $-333

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
• Club membership (one-time): —
• 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	93d	1	0.86mi
1820 Russell Way Carson City, NV	1.0–2.0	1.0	715	$1,042	$1.46	72d	1	0.91mi
4186 Sherman Ln Carson City, NV	2.0	2.0	1100	$2,200	$2.00	93d	1	1.00mi
2890 Menlo Dr Carson City, NV	2.0	1.0	750	$1,350	$1.80	72d	1	1.07mi
3426 Woodside Dr Apt 4 Carson City, NV	2.0	1.0	780	$1,500	$1.92	93d	1	1.07mi
1841 E Long St Unit 6 Carson City, NV	2.0	1.0	864	$1,350	$1.56	93d	1	1.17mi
1825 E Long St Unit 7 Carson City, NV	2.0	1.0	864	$1,350	$1.56	93d	1	1.19mi
1101 Beverly Dr Carson City, NV	1.0–2.0	1.0	700	$1,263	$1.80	93d	1	1.47mi

Listing history 50 events

1. 2026-08-05
   days on market $189,910 Active 119 DOM
2. 2026-08-04
   days on market $189,910 Active 118 DOM
3. 2026-08-03
   days on market $189,910 Active 117 DOM
4. 2026-07-31
   days on market $189,910 Active 114 DOM
5. 2026-07-29
   days on market $189,910 Active 112 DOM
6. 2026-07-27
   days on market $189,910 Active 110 DOM
7. 2026-07-25
   days on market $189,910 Active 108 DOM
8. 2026-07-24
   days on market $189,910 Active 107 DOM
9. 2026-07-23
   days on market $189,910 Active 106 DOM
10. 2026-07-22
    days on market $189,910 Active 105 DOM
11. 2026-07-21
    days on market $189,910 Active 104 DOM
12. 2026-07-18
    days on market $189,910 Active 101 DOM
13. 2026-07-16
    days on market $189,910 Active 99 DOM
14. 2026-07-16
    days on market $189,910 Active 98 DOM
15. 2026-07-14
    days on market $189,910 Active 97 DOM
16. 2026-07-13
    days on market $189,910 Active 96 DOM
17. 2026-07-12
    days on market $189,910 Active 95 DOM
18. 2026-07-11
    days on market $189,910 Active 94 DOM
19. 2026-07-10
    days on market $189,910 Active 93 DOM
20. 2026-07-09
    days on market $189,910 Active 92 DOM
21. 2026-07-08
    days on market $189,910 Active 91 DOM
22. 2026-07-07
    days on market $189,910 Active 90 DOM
23. 2026-07-06
    days on market $189,910 Active 89 DOM
24. 2026-07-05
    days on market $189,910 Active 88 DOM
25. 2026-07-04
    days on market $189,910 Active 87 DOM
26. 2026-07-03
    days on market $189,910 Active 86 DOM
27. 2026-07-02
    days on market $189,910 Active 85 DOM
28. 2026-07-01
    days on market $189,910 Active 84 DOM
29. 2026-06-30
    days on market $189,910 Active 83 DOM
30. 2026-06-29
    days on market $189,910 Active 82 DOM
31. 2026-06-28
    days on market $189,910 Active 81 DOM
32. 2026-06-28
    days on market $189,910 Active 80 DOM
33. 2026-06-27
    days on market $189,910 Active 79 DOM
34. 2026-06-26
    days on market $189,910 Active 78 DOM
35. 2026-06-22
    days on market $189,910 Active 75 DOM
36. 2026-06-21
    days on market $189,910 Active 74 DOM
37. 2026-06-19
    days on market $189,910 Active 72 DOM
38. 2026-06-18
    days on market $189,910 Active 71 DOM
39. 2026-06-17
    price $189,910 Active 70 DOM
40. 2026-06-17
    days on market $189,900 Active 70 DOM
41. 2026-06-16
    days on market $189,900 Active 69 DOM
42. 2026-06-15
    days on market $189,900 Active 68 DOM
43. 2026-06-14
    days on market $189,900 Active 66 DOM
44. 2026-06-13
    days on market $189,900 Active 65 DOM
45. 2026-06-10
    days on market $189,900 Active 63 DOM
46. 2026-06-09
    days on market $189,900 Active 62 DOM
47. 2026-06-08
    days on market $189,900 Active 61 DOM
48. 2026-06-07
    days on market $189,900 Active 60 DOM
49. 2026-06-05
    days on market $189,900 Active 57 DOM
50. 2026-06-03
    days on market $189,900 Active 56 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 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: $16,381
• − Mortgage interest: −$10,638
• − Property taxes: −$2,849
• − Insurance: −$950
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$5,525
• Taxable loss: −$6,201
• Est. tax savings @ 24.0%: +$1,488
• After-tax cash flow: $-1,320/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 ↑

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Mark Twain Elementary F NV #166/402 Nat'l #24,299/41,679 Middle Eagle Valley Middle School F NV #44/109 Nat'l #9,020/14,009 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

3 events — show timeline

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