35 Tuck Cir · Reno, NV 89506

$93,500

2 bd · 2.0 ba · 1,200 sqft · Other · 23 Days on market

Built 1978 Good condition

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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
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Totally remodel mobile home well managed

Key facts

• Built 1978
• Listed 23 days

Property features AI

Exterior

• Home design: Single-family home built in 1978
• Construction: Built in 1978
• Exterior features: Located in the North Valleys subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $94k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $965 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $92k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.7% vs local median 2.5% in Reno — 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 78/100 on livability (#4 in NV, #2,370 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living D, crime 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.
• Market conditions: Rents rising fast (+5.7%/yr); 130 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $646 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $92,097 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.18% ✓
• Cap rate: 18.68%
• Cash-on-cash: 44.23%
• DSCR: 2.97
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.66% rent growth · sell at horizon

5-year hold

• IRR: 44.2%
• Equity multiple: 2.98×
• Total profit: $51,937
• Equity at exit: $13,941

10-year hold

• IRR: 51.4%
• Equity multiple: 6.68×
• Total profit: $148,764
• Equity at exit: $8,084

Cash invested: $26,180 (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 89506

• Rents YoY: 5.7%
• Active inventory: 130
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,039 high
• Mortgage (P&I): −$490
• Tax est. 1.5%: −$117 /mo · $1,402/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $965

Break-even live

Break-even rent $818

Max offer price $93,500

Occupancy floor 48%

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: $23,375
• Closing costs: $2,805
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8001 Military Rd Reno, NV	1.0–3.0	1.0–2.0	1204	$1,992	$1.65	13d	25	0.19mi
7711 Sky Vista Pkwy Reno, NV	1.0–2.0	1.0–2.0	781	$1,795	$2.30	21d	1	0.81mi
9404 Long River Dr Reno, NV	3.0	2.0	1468	$2,350	$1.60	43d	1	0.92mi
9401 Lemmon Dr Reno, NV	1.0–2.0	1.0–2.0	868	$1,564	$1.80	14d	6	1.05mi
9435 Stoney Creek Way Reno, NV	3.0	2.0	1173	$2,300	$1.96	43d	1	1.11mi
10005 Sagewood Dr Reno, NV	2.0	1.0	728	$1,700	$2.34	43d	1	1.13mi
10005 Sagewood Dr #11110 Reno, NV	2.0	1.0	728	$1,700	$2.34	14d	1	1.13mi
11110 White Sage Dr Reno, NV	2.0	1.0	728	$1,700	$2.34	14d	1	1.14mi
10025 Shooting Star Ct Reno, NV	3.0	2.0	1394	$2,350	$1.69	21d	1	1.15mi
11785 Claim Stake Dr Reno, NV	3.0	2.0	1197	$2,400	$2.01	23d	1	1.15mi
9665 Meadowstar Dr Reno, NV	3.0	2.0	1276	$2,299	$1.80	43d	1	1.17mi
11641 Andes St Reno, NV	2.0	1.0	988	$1,895	$1.92	43d	1	1.26mi
11441 Green Mountain St Reno, NV	3.0	1.0	1192	$1,995	$1.67	43d	1	1.32mi

Listing history 16 events

1. 2026-06-18
   days on market $93,500 Active 23 DOM
2. 2026-06-17
   days on market $93,500 Active 22 DOM
3. 2026-06-16
   days on market $93,500 Active 21 DOM
4. 2026-06-15
   days on market $93,500 Active 20 DOM
5. 2026-06-14
   days on market $93,500 Active 18 DOM
6. 2026-06-10
   days on market $93,500 Active 15 DOM
7. 2026-06-09
   days on market $93,500 Active 14 DOM
8. 2026-06-08
   days on market $93,500 Active 13 DOM
9. 2026-06-07
   days on market $93,500 Active 12 DOM
10. 2026-06-05
    days on market $93,500 Active 9 DOM
11. 2026-06-03
    days on market $93,500 Active 8 DOM
12. 2026-06-02
    days on market $93,500 Active 7 DOM
13. 2026-06-01
    days on market $93,500 Active 6 DOM
14. 2026-05-31
    days on market $93,500 Active 5 DOM
15. 2026-05-30
    days on market $93,500 Active 4 DOM
16. 2026-05-26
    listed $93,500 Active

ⓘ 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 8/10 Severe
• 🌡 Heat 4/10 Moderate 6 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 18 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,472
• − Mortgage interest: −$5,237
• − Property taxes: −$1,402
• − Insurance: −$468
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − Depreciation: −$2,720
• Taxable income: $10,729
• Est. tax owed @ 24.0%: −$2,575
• After-tax cash flow: $9,004/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 · 1 photo

Good 75/100 Cosmetic rehab

This mobile home is in good condition with minimal repairs needed. It is well-maintained and ready for a fresh paint job and landscaping to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more potential buyers or renters
• Resale Upgrading kitchen appliances — Modern appliances can significantly increase the home's appeal to buyers
• Resale Upgrading bathrooms with modern fixtures — Modern bathrooms can significantly increase the home's appeal to buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more potential buyers or renters ↑
• Resale Upgrading kitchen appliances — Modern appliances can significantly increase the home's appeal to buyers ↑
• Resale Upgrading bathrooms with modern fixtures — Modern bathrooms can significantly increase the home's appeal to buyers ↑

ⓘ 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: 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 — Reno

• Score: 78/100
• State rank: #4
• US rank: #2370

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washoe County · 454,252 people
• City population: 325,068
• Metro: Reno, NV
• Population (ZIP): 47,046
• Household income: $86,396
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 1152.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 31% Two or more races 15% Asian 4% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 4% Portuguese 2% Lithuanian 2%
• Foreign-born: 15% · Canada, South Korea
• Languages at home: 76% English-only · Spanish 20% Tagalog/Filipino 2% 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: ▼ -197.15%
• Current HPI: 328.0154
• Rent YoY: ▲ 5.66%
• Metro: Reno, 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

1 event — show timeline

• 2026-05-26 Listed $93,500 FSBO.com