Tempo Series: Imagine Plan · Sparks, NV 89431

$74,500

1 bd · 1.0 ba · 533 sqft · Manufactured · 191 Days on market

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 +5.0/5.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Triple C is a manufactured home community in Sparks, NV. The community offers easy freeway access and is close to shopping, restaurants, and public transportation. Reno-Tahoe International Airport is just 12 minutes away, making travel quick and convenient. The dedicated on-site team. is committed to keeping the community well-maintained and providing excellent service to all residents

Key facts

• Close to restaurants
• Easy freeway access
• Close to shopping

Tags

• EASY FREEWAY ACCESS
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS
• CLOSE TO PUBLIC TRANSPORTATION

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $74k. Condition is rated good.

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 ($1k rent vs $74k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 3.0% in Sparks — 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 74/100 on livability (#16 in NV, #4,708 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment B; Watch: cost of living C-, crime D-.
• 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.
• Zoned schools: Lincoln Park Elementary (math 12% / reading 17%, grade F, #350 of 402 statewide, top 89%, 423 students, 100% FRL); George L. Dilworth S.T.E.M Academy (math 11% / reading 24%, grade F, #83 of 109 statewide, top 78%, 617 students, 100% FRL); Sparks High School (math 4% / reading 15%, grade F, #127 of 131 statewide, top 97%, 1,311 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 37% district-wide (-23 pts) — the specific schools serving this property underperform the Washoe County School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+9.8%/yr); 62 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $515 of loan paydown is wiped out by about $2k 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 + 8.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 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. Crime grade is D 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?
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: 1.75% ✓
• Cap rate: 14.59%
• Cash-on-cash: 29.65%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 29.7%
• Equity multiple: 2.33×
• Total profit: $27,665
• Equity at exit: $11,108

10-year hold

• IRR: 39.8%
• Equity multiple: 5.69×
• Total profit: $97,805
• Equity at exit: $6,441

Cash invested: $20,860 (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 89431

• Rents YoY: 9.8%
• Active inventory: 62
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,304 high
• Mortgage (P&I): −$391
• Tax est. 1.5%: −$93 /mo · $1,118/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $515

Break-even live

Break-even rent $652

Max offer price $74,500

Occupancy floor 55%

Sensitivity live

Price	-10% $567	-5% $541	+0% $515	+5% $490	+10% $464
Rent	-10% $412	-5% $464	+0% $515	+5% $567	+10% $618
Rate	-1.0pp $553	-0.5pp $534	base $515	+0.5pp $496	+1.0pp $476

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Nichols Blvd Sparks, NV	1.0–2.0	1.0–1.5	875	$1,350	$1.54	45d	2	0.13mi
333 Stanford Way Unit 10 Sparks, NV	1.0	1.0	630	$1,050	$1.67	25d	1	0.23mi
46 C St Unit 46-9 Sparks, NV	1.0	1.0	500	$1,050	$2.10	25d	1	0.25mi
231 1st St Unit 6 Sparks, NV	1.0	1.0	500	$950	$1.90	25d	1	0.27mi
800 Nichols Blvd Sparks, NV	1.0–2.0	1.0–2.0	843	$1,811	$2.15	15d	15	0.33mi
319 C St Unit 235-3 323 Sparks, NV	1.0	1.0	450	$1,100	$2.44	25d	1	0.41mi
614 Victorian Ave Unit 29 Sparks, NV	1.0	1.0	550	$1,150	$2.09	15d	1	0.58mi
350 Harbour Cove Dr Sparks, NV	1.0–2.0	1.0–2.0	887	$1,839	$2.07	15d	9	0.81mi
830 G St Unit 875 H 103 Sparks, NV	1.0	1.0	700	$1,550	$2.21	15d	1	0.88mi
830 G St Unit 104 Sparks, NV	1.0	1.0	700	$1,550	$2.21	45d	1	0.88mi
830 G St Unit 101 Sparks, NV	1.0	1.0	689	$1,495	$2.17	25d	1	0.88mi
855 H St Sparks, NV	1.0	1.0	689	$1,495	$2.17	25d	1	0.91mi
875 H St Sparks, NV	1.0	1.0	700	$1,550	$2.21	15d	1	0.91mi
875 H St Sparks, NV	1.0	1.0	700	$1,550	$2.21	45d	1	0.91mi
1030 F St Sparks, NV	2.0	1.0	600	$1,575	$2.62	25d	1	0.91mi
675 Marina Gateway Dr Sparks, NV	1.0–3.0	1.0–2.0	1065	$2,000	$1.88	15d	23	0.97mi
1062 H St Sparks, NV	2.0	1.0	748	$1,650	$2.21	15d	1	1.02mi
1400 Avenue of the Oaks Sparks, NV	1.0–2.0	1.0–2.5	837	$1,636	$1.95	45d	15	1.08mi
1320 G St Unit 5 Sparks, NV	2.0	1.0	672	$1,400	$2.08	45d	1	1.10mi
1440 Victorian Ave Unit 7 Sparks, NV	—	1.0	350	$900	$2.57	45d	1	1.15mi
1459 G St Sparks, NV	1.0	1.0	650	$1,300	$2.00	45d	1	1.15mi
1620 A St Unit A Sparks, NV	2.0	1.0	665	$1,350	$2.03	25d	1	1.30mi
565 Sparks Blvd Sparks, NV	1.0–2.0	1.0–2.0	781	$1,597	$2.04	15d	20	1.31mi
1600 I St Sparks, NV	1.0	1.0	561	$995	$1.77	15d	1	1.36mi
1749 Victorian Ave Unit B Sparks, NV	1.0	1.0	400	$1,550	$3.88	22d	1	1.43mi

Listing history 16 events

1. 2026-06-18
   days on market $74,500 Active 191 DOM
2. 2026-06-17
   days on market $74,500 Active 190 DOM
3. 2026-06-16
   days on market $74,500 Active 189 DOM
4. 2026-06-15
   days on market $74,500 Active 188 DOM
5. 2026-06-14
   days on market $74,500 Active 186 DOM
6. 2026-06-10
   days on market $74,500 Active 183 DOM
7. 2026-06-09
   days on market $74,500 Active 182 DOM
8. 2026-06-08
   days on market $74,500 Active 181 DOM
9. 2026-06-07
   days on market $74,500 Active 180 DOM
10. 2026-06-05
    days on market $74,500 Active 177 DOM
11. 2026-06-03
    days on market $74,500 Active 176 DOM
12. 2026-06-02
    days on market $74,500 Active 175 DOM
13. 2026-06-01
    days on market $74,500 Active 174 DOM
14. 2026-05-31
    days on market $74,500 Active 173 DOM
15. 2026-05-30
    days on market $74,500 Active 172 DOM
16. 2025-12-09
    listed $74,500 Active 388-char remark

    Show marketing remark (388 chars)

    Triple C is a manufactured home community in Sparks, NV. The community offers easy freeway access and is close to shopping, restaurants, and public transportation. Reno-Tahoe International Airport is just 12 minutes away, making travel quick and convenient. The dedicated on-site team. is committed to keeping the community well-maintained and providing excellent service to all residents

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 20 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: $15,649
• − Mortgage interest: −$4,173
• − Property taxes: −$1,118
• − Insurance: −$372
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$2,167
• Taxable income: $5,315
• Est. tax owed @ 24.0%: −$1,276
• After-tax cash flow: $4,909/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 · 6 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with a good exterior and interior. It has a good curb appeal and is ready for minor cosmetic updates to enhance its value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase both resale and rental value.
• Both Landscaping improvements — Enhancing the landscaping can improve the home's curb appeal and attract more potential buyers or renters.
• Both Interior updates — Updating the interior can make the home more appealing and increase its value for both resale and rental purposes.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase both resale and rental value. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve the home's curb appeal and attract more potential buyers or renters. ↑
• Both Interior updates — Updating the interior can make the home more appealing and increase its value for both resale and rental purposes. ↑

ⓘ 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 — Sparks

• Score: 74/100
• State rank: #16
• US rank: #4708

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sparks, NV
• County: Washoe County · 454,252 people
• City population: 117,367
• Metro: Reno, NV
• Population (ZIP): 39,833
• Household income: $66,592
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1721.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 49% White 38% Two or more races 24% Asian 5% Black 3% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Italian 5% Slovak 1% Lithuanian 1%
• Foreign-born: 22% · Canada
• Languages at home: 62% English-only · Spanish 33% Tagalog/Filipino 3% Other Asian/Pacific 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: ▼ -249.89%
• Current HPI: 325.5341
• Rent YoY: ▲ 9.83%
• 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

• 2025-12-09 Listed $74,500 Zillow