468 Adelle Ave · Moapa Valley, NV 89040

$77,000

2 bd · 1.0 ba · 650 sqft · Manufactured · 180 Days on market

Built 1992 6,534 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
• DSCR +10.0/10.0
• Appreciation +8.2/10.0
• 1% rule +7.9/10.0
• 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

Property ready for manufactured home or build the home of your dreams. !

Key facts

• 6,534 sq ft lot
• Built 1992
• Listed 179 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $77k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($992 rent vs $77k).
• Recommended offer: $68k (12.0% 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.
• Zoned schools: Bowler Grant Es (math 44% / reading 52%, grade D, #64 of 402 statewide, top 16%, 690 students, 100% FRL); Lyon Mack Ms (math 41% / reading 54%, grade C-, #11 of 109 statewide, top 9%, 404 students, 100% FRL); Moapa Valley Hs (math 27% / reading 62%, grade F, #32 of 131 statewide, top 25%, 573 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 47% at this address vs 30% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Clark County School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 72 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 ($532 loan paydown + $5k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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 $25k; list at $77k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.29% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.04%
• DSCR: 1.80
• GRM: 6.5

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: 31.0%
• Equity multiple: 3.05×
• Total profit: $44,251
• Equity at exit: $49,898

10-year hold

• IRR: 28.6%
• Equity multiple: 6.27×
• Total profit: $113,591
• Equity at exit: $91,804

Cash invested: $21,560 (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: 72
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $992 medium
• Mortgage (P&I): −$404
• Tax from tax record: −$24 /mo · $286/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $324

Break-even live

Break-even rent $582

Max offer price $77,000

Occupancy floor 62%

Sensitivity live

Price	-10% $368	-5% $346	+0% $324	+5% $302	+10% $281
Rent	-10% $246	-5% $285	+0% $324	+5% $363	+10% $403
Rate	-1.0pp $363	-0.5pp $344	base $324	+0.5pp $304	+1.0pp $284

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-13
   days on market $77,000 Active 180 DOM
2. 2026-06-09
   days on market $77,000 Active 176 DOM
3. 2026-06-08
   days on market $77,000 Active 175 DOM
4. 2026-06-08
   days on market $77,000 Active 174 DOM
5. 2026-06-03
   days on market $77,000 Active 170 DOM
6. 2026-06-02
   days on market $77,000 Active 169 DOM
7. 2026-06-01
   days on market $77,000 Active 168 DOM
8. 2026-05-31
   days on market $77,000 Active 167 DOM
9. 2025-12-14
   listed $77,000 Active 72-char remark

   Show marketing remark (72 chars)

   Property ready for manufactured home or build the home of your dreams. !

10. 2025-12-12
    historical
11. 2025-09-24
    price $69,000
12. 2025-08-22
    price $74,000
13. 2025-07-26
    price $99,000
14. 2025-06-12
    price $125,000
15. 2025-04-23
    listed $150,000 Active
16. 2021-03-15
    historical
17. 2020-09-29
    price $30,000
18. 2020-09-26
    listed $39,999 Active
19. 2020-02-25
    historical
20. 2019-09-28
    listed $30,000 Active
21. 2019-09-01
    historical
22. 2019-06-20
    price $24,900
23. 2018-12-12
    price $25,000
24. 2018-09-08
    price $28,000
25. 2018-08-02
    price $29,000
26. 2018-04-05
    price $30,000
27. 2018-04-02
    price $31,000
28. 2018-03-09
    listed $32,000 Active
29. 2018-02-03
    historical
30. 2017-11-10
    price $29,000
31. 2017-08-09
    price $29,500
32. 2017-02-07
    listed $30,000 Active
33. 1995-11-29
    soldstatus $25,000
34. 1995-10-12
    soldstatus $26,250

ⓘ 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: $286 · $24/mo
• Projected year-2 tax: $454 · $38/mo
• Expected delta: +$168/yr (+$14/mo · 58.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 15 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: $11,907
• − Mortgage interest: −$4,313
• − Property taxes: −$286
• − Insurance: −$385
• − Repairs & maintenance: −$953
• − Management: −$953
• − Depreciation: −$2,240
• Taxable income: $2,778
• Est. tax owed @ 24.0%: −$667
• After-tax cash flow: $3,223/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

+193.3% since first listed

26 events — show timeline

• 2025-12-14 Listed $77,000 GLVAR
• 2025-12-12 Listing Removed — GLVAR
• 2025-09-24 Price Changed $69,000 GLVAR
• 2025-08-22 Price Changed $74,000 GLVAR
• 2025-07-26 Price Changed $99,000 GLVAR
• 2025-06-12 Price Changed $125,000 GLVAR
• 2025-04-23 Listed $150,000 GLVAR
• 2021-03-15 Listing Removed — GLVAR
• 2020-09-29 Price Changed $30,000 GLVAR
• 2020-09-26 Listed $39,999 GLVAR
• 2020-02-25 Listing Removed — GLVAR
• 2019-09-28 Listed $30,000 GLVAR
• 2019-09-01 Listing Removed — GLVAR
• 2019-06-20 Price Changed $24,900 GLVAR
• 2018-12-12 Price Changed $25,000 GLVAR
• 2018-09-08 Price Changed $28,000 GLVAR
• 2018-08-02 Price Changed $29,000 GLVAR
• 2018-04-05 Price Changed $30,000 GLVAR
• 2018-04-02 Price Changed $31,000 GLVAR
• 2018-03-09 Listed $32,000 GLVAR
• 2018-02-03 Listing Removed — GLVAR
• 2017-11-10 Price Changed $29,000 GLVAR
• 2017-08-09 Price Changed $29,500 GLVAR
• 2017-02-07 Listed $30,000 GLVAR
• 1995-11-29 Sold (Public Records) $25,000 Public Records
• 1995-10-12 Sold (Public Records) $26,250 Public Records

Property tax history

-2.3%/yr

Latest (2025): $286 · -1.0% YoY. Source: county tax records.