150 Harris St · Moapa Valley, NV 89040

$70,000

3 bd · 2.0 ba · 896 sqft · Manufactured · 51 Days on market

Built 1972 10,019 sqft 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 +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity in the heart of Overton! This manufactured home sits on an approximate 0.23-acre lot, offering space, flexibility, and no HOA. Located in an established area with convenient access to local schools, parks, and Moapa Valley amenities. Ideal for those looking for a primary residence, investment property, or a project with potential. Plenty of room to customize and make it your own.

Key facts

• Convenient access
• 0.23-acre lot
• Local schools

Tags

• 0.23-ACRE LOT
• NO HOA
• CONVENIENT ACCESS
• LOCAL SCHOOLS
• MOAPA VALLEY AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/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: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#77 in NV) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment B+; Watch: amenities F, commute F, health & safety F.
• Clark County School District (urban): math 21% / reading 39% proficiency, ranked #11 of 17 in NV (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 73 active listings in the ZIP; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($484 loan paydown + $4k appreciation (6.3% local appreciation)).
• Clark County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.65% ✓
• Cap rate: 14.69%
• Cash-on-cash: 30.01%
• DSCR: 2.34
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.3%
• Equity multiple: 3.69×
• Total profit: $52,680
• Equity at exit: $45,362

10-year hold

• IRR: 38.2%
• Equity multiple: 7.64×
• Total profit: $130,158
• Equity at exit: $83,458

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 89040

• Home prices YoY: 2.7%
• Active inventory: 73
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$26 /mo · $313/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $490

Break-even live

Break-even rent $535

Max offer price $70,000

Occupancy floor 53%

Sensitivity live

Price	-10% $530	-5% $510	+0% $490	+5% $470	+10% $450
Rent	-10% $399	-5% $444	+0% $490	+5% $536	+10% $581
Rate	-1.0pp $525	-0.5pp $508	base $490	+0.5pp $472	+1.0pp $454

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 9 events

1. 2026-06-07
   status $70,000 Pending 51 DOM
2. 2026-06-03
   days on market $70,000 Active 51 DOM
3. 2026-06-02
   days on market $70,000 Active 50 DOM
4. 2026-06-01
   days on market $70,000 Active 49 DOM
5. 2026-05-31
   days on market $70,000 Active 48 DOM
6. 2026-05-01
   price $70,000 394-char remark

   Show marketing remark (394 chars)

   Opportunity in the heart of Overton! This manufactured home sits on an approximate 0.23-acre lot, offering space, flexibility, and no HOA. Located in an established area with convenient access to local schools, parks, and Moapa Valley amenities. Ideal for those looking for a primary residence, investment property, or a project with potential. Plenty of room to customize and make it your own.

7. 2026-04-10
   listed $129,000 Active 394-char remark

   Show marketing remark (394 chars)

   Opportunity in the heart of Overton! This manufactured home sits on an approximate 0.23-acre lot, offering space, flexibility, and no HOA. Located in an established area with convenient access to local schools, parks, and Moapa Valley amenities. Ideal for those looking for a primary residence, investment property, or a project with potential. Plenty of room to customize and make it your own.

8. 1994-08-02
   soldstatus $60,000
9. 1989-03-15
   soldstatus $44,000

ⓘ 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: $313 · $26/mo
• Projected year-2 tax: $413 · $34/mo
• Expected delta: +$100/yr (+$8/mo · 31.9%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,860
• − Mortgage interest: −$3,921
• − Property taxes: −$313
• − Insurance: −$350
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$2,036
• Taxable income: $5,022
• Est. tax owed @ 24.0%: −$1,205
• After-tax cash flow: $4,676/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: Clark County School District
• NCES district ID: 3200060
• Math proficiency: 21% ▼ -13.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $53,611
• Composite: 26.48/100
• National rank: #7211
• State rank: #11 of 17 in NV

Livability — Moapa Valley

• Score: 60/100
• State rank: #77
• US rank: #18937

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moapa Valley, NV
• City population: 3,079
• Population (ZIP): 3,842

Population outlook (Clark County) Hauer SSP2

• Today (2025): 2,504,101 people
• By 2030: 2,693,770 · +7.6%
• By 2040: 3,061,208 · +22.2%
• By 2050: 3,400,072 · +35.8%
• By 2075: 4,139,522 · +65.3%
• By 2100: 4,596,916 · +83.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 15% Two or more races 6% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 6% Iranian 2% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 7% Tagalog/Filipino 1%

Political lean MEDSL · Clark

• 2024 margin: Toss-up / Even · D 50.4% · R 47.8% · Other 1.7%
• 2008→2024 swing: -16.5pp toward R · 2008: 19.1pp · 2024: 2.6pp
• All cycles: 2024: D+2.6 2020: D+9.3 2016: D+10.7 2012: D+14.5 2008: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.31%
• Current HPI: 242.3182
• 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

+59.1% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $70,000 GLVAR
• 2026-04-10 Listed $129,000 GLVAR
• 1994-08-02 Sold (Public Records) $60,000 Public Records
• 1989-03-15 Sold (Public Records) $44,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $313 · -4.5% YoY. Source: county tax records.