3250 Airport Rd · Carson City, NV 89706

$99,000

2 bd · 1.0 ba · 1,620 sqft · Manufactured public records · 24 Days on market

Built 1978 ↓ 34% since listing

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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
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell quickly at $99,000. Fully remodeled 2 bedroom, 2 bathroom home located in Carson City. This home has been updated throughout and is truly move-in ready. Features include new flooring, updated kitchen and bathrooms, fresh paint, and modern finishes. Open living space with great natural light and a functional layout. Clean, well-maintained home with a lot of upgrades already done — perfect for a first-time buyer or anyone looking for an affordable, updated home. Located in a well-maintained community. Monthly space rent is $500. Park approval required. Financing options available through local lenders familiar with the park.

Key facts

• Large windows
• Remodeled bathroom
• Updated kitchen

Tags

• REMODELED DOUBLE-WIDE
• MODERN VINYL PLANK FLOORING
• UPDATED KITCHEN
• REMODELED BATHROOM
• SEPARATE LAUNDRY ROOM
• LARGE WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.5% 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; 1 comparable units currently listed for rent nearby; 264 units permitted in Carson City in 2024 (81 in 5+ unit buildings).
• This rent runs 35% 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 $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: property tax is 4.6% of price.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,515 (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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.86% ✓
• Cap rate: 12.53%
• Cash-on-cash: 22.27%
• DSCR: 1.99
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $406,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2741 Bunch Way	0.21mi	3/2.0 (+1)	1,452 (-10%)	3mo	$390,000	$269	61
3409 Sherman Ln	0.37mi	3/2.0 (+1)	1,548 (-4%)	7mo	$207,000	$134	61
5 Riley Cir	0.29mi	3/2.0 (+1)	1,786 (+10%)	3mo	$339,000	$190	58
2691 Sherman Ln	0.35mi	3/2.0 (+1)	1,706 (+5%)	11mo	$460,000	$270	56
2539 Bel Aire Way	0.33mi	2/2.0	1,410 (-13%)	5mo	$210,000	$149	55
2720 Lovelace Way	0.22mi	3/2.0 (+1)	1,434 (-12%)	12mo	$155,000	$108	52
3419 Sherman Ln	0.38mi	3/2.0 (+1)	1,418 (-12%)	2mo	$365,000	$257	51
2930 Viking Way	0.31mi	3/2.0 (+1)	1,456 (-10%)	14mo	$355,000	$244	48
2436 E Nye	0.34mi	3/2.0 (+1)	1,440 (-11%)	13mo	$361,000	$251	46
2600 Lorraine St	0.49mi	3/2.0 (+1)	1,536 (-5%)	17mo	$220,000	$143	45
2154 Columbia Way	0.44mi	3/2.0 (+1)	1,404 (-13%)	11mo	$370,000	$264	39
4023 Garson	0.61mi	3/2.0 (+1)	1,456 (-10%)	14mo	$389,000	$267	34

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: 15.2%
• Equity multiple: 1.61×
• Total profit: $16,915
• Equity at exit: $14,761

10-year hold

• IRR: 24.0%
• Equity multiple: 3.08×
• Total profit: $57,684
• Equity at exit: $8,560

Cash invested: $27,720 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,844 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$382 /mo · $4,582/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $515

Break-even live

Break-even rent $1,193

Max offer price $99,000

Occupancy floor 67%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4186 Sherman Ln Carson City, NV	2.0	2.0	1100	$2,200	$2.00	43d	1	0.80mi

Listing history 20 events

1. 2026-06-19
   days on market $99,000 Active 24 DOM
2. 2026-06-18
   days on market $99,000 Active 23 DOM
3. 2026-06-17
   days on market $99,000 Active 22 DOM
4. 2026-06-16
   days on market $99,000 Active 21 DOM
5. 2026-06-15
   days on market $99,000 Active 20 DOM
6. 2026-06-14
   days on market $99,000 Active 18 DOM
7. 2026-06-13
   days on market $99,000 Active 17 DOM
8. 2026-06-10
   days on market $99,000 Active 15 DOM
9. 2026-06-09
   days on market $99,000 Active 14 DOM
10. 2026-06-08
    days on market $99,000 Active 13 DOM
11. 2026-06-07
    days on market $99,000 Active 12 DOM
12. 2026-06-05
    days on market $99,000 Active 9 DOM
13. 2026-06-03
    days on market $99,000 Active 8 DOM
14. 2026-06-02
    days on market $99,000 Active 7 DOM
15. 2026-06-01
    days on market $99,000 Active 6 DOM
16. 2026-05-31
    days on market $99,000 Active 5 DOM
17. 2026-05-30
    days on market $99,000 Active 4 DOM
18. 2026-05-02
    price $99,000 652-char remark

    Show marketing remark (652 chars)

    Priced to sell quickly at $99,000. Fully remodeled 2 bedroom, 2 bathroom home located in Carson City. This home has been updated throughout and is truly move-in ready. Features include new flooring, updated kitchen and bathrooms, fresh paint, and modern finishes. Open living space with great natural light and a functional layout. Clean, well-maintained home with a lot of upgrades already done — perfect for a first-time buyer or anyone looking for an affordable, updated home. Located in a well-maintained community. Monthly space rent is $500. Park approval required. Financing options available through local lenders familiar with the park.

19. 2026-04-21
    listed $99,000 Active 825-char remark

    Show marketing remark (652 chars)

    Priced to sell quickly at $99,000. Fully remodeled 2 bedroom, 2 bathroom home located in Carson City. This home has been updated throughout and is truly move-in ready. Features include new flooring, updated kitchen and bathrooms, fresh paint, and modern finishes. Open living space with great natural light and a functional layout. Clean, well-maintained home with a lot of upgrades already done — perfect for a first-time buyer or anyone looking for an affordable, updated home. Located in a well-maintained community. Monthly space rent is $500. Park approval required. Financing options available through local lenders familiar with the park.

20. 2026-04-21
    listed $149,900 Active 652-char remark

    Show marketing remark (652 chars)

    Priced to sell quickly at $99,000. Fully remodeled 2 bedroom, 2 bathroom home located in Carson City. This home has been updated throughout and is truly move-in ready. Features include new flooring, updated kitchen and bathrooms, fresh paint, and modern finishes. Open living space with great natural light and a functional layout. Clean, well-maintained home with a lot of upgrades already done — perfect for a first-time buyer or anyone looking for an affordable, updated home. Located in a well-maintained community. Monthly space rent is $500. Park approval required. Financing options available through local lenders familiar with the park.

ⓘ 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: $4,582 · $382/mo
• Projected year-2 tax: $4,582 · $382/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 19 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: $22,129
• − Mortgage interest: −$5,546
• − Property taxes: −$4,582
• − Insurance: −$495
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$2,880
• Taxable income: $5,085
• Est. tax owed @ 24.0%: −$1,220
• After-tax cash flow: $4,954/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: 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

-34.0% since first listed

4 events — show timeline

• 2026-05-26 Listed $99,000 FSBO.com
• 2026-05-02 Price Changed $99,000 FSBO.com
• 2026-04-21 Listed $99,000 FSBO.com
• 2026-04-21 Listed $149,900 FSBO.com

Property tax history

+4.3%/yr

Latest (2025): $4,582 · +7.1% YoY. Source: county tax records.