3715 Deodar St · Silver Springs, NV 89429

$255,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 31 Days on market

Built 1978 0.92 ac lot Est $288k · 11% under

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Why this score? — see what drove the D 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).

• ARV discount +12.7/15.0
• Appreciation +8.2/10.0
• Cash flow +7.1/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +1.3/10.0
• 1% rule +0.9/10.0

Listing remarks MLS

Newly remodeled! Absolutely gorgeous inside! OWNER WILL FINANCE WITH 20% DOWN. Seller is in process of installing 8 point foundation. Can be converted in escrow. Please call listing agent with any questions. , Buyers wanting owner finance will need to be pre-approved through Max the underwriter.

Key facts

• Split-bedroom layout
• Walk-in closet
• 0.92 acre lot

Tags

• REMODELED MANUFACTURED HOME
• SPLIT-BEDROOM LAYOUT
• SPACIOUS PRIMARY SUITE
• WALK-IN CLOSET
• OPEN LIVING AND DINING AREAS

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Carport (1 space); Additional parking available
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cellular coverage
• Home design: Manufactured home; One story; No attached neighbors (no common walls)
• Construction: Wood siding; Composition shingle pitched roof; 8-point foundation
• Exterior features: Partially fenced backyard; Landscaped, level lot; Views of desert and mountains (peek view)

Interior

• Kitchen: Disposal; Dishwasher; Gas range; Gas cooktop
• Bedrooms: Primary bedroom is downstairs
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Ceiling fans; Breakfast bar; Kitchen island; Primary bedroom on the ground floor; Walk-in closets; Double-pane windows
• Laundry & utility: In-unit laundry; Washer hookup; Laundry room; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $255k.

Deal economics

• At list price, monthly cash flow is $-364 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (25.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (41.2% below list).
• Recommended offer: $150k (41.2% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.7% in Silver Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 65/100 on livability (#42 in NV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: amenities F, commute F, employment D-.
• Lyon County School District (town): math 21% / reading 35% proficiency, ranked #14 of 17 in NV (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Silver Stage Middle School (math 18% / reading 33%, grade F, #62 of 109 statewide, top 58%, 329 students, 100% FRL); Silver Stage High School (math 17% / reading 42%, grade F, #67 of 131 statewide, top 53%, 333 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 247 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 297 units permitted in Lyon County in 2024 (80 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($2k loan paydown + $16k appreciation (6.4% local appreciation)).
• Lyon County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000 (41.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.59% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.12%
• DSCR: 0.73
• GRM: 14.2

CMA / ARV

• ARV (on-the-fly): $288,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3808 Deodar St	0.09mi	3/2.0	1,440 (0%)	12mo	$288,500	$200	86
1155 E Spruce Ave	0.47mi	3/2.0	1,404 (-2%)	6mo	$460,000	$328	69
1500 W Spruce Ave	0.42mi	3/2.0	1,352 (-6%)	2mo	$362,000	$268	69
3804 Cypress St	0.10mi	3/3.0	1,560 (+8%)	14mo	$300,000	$192	66
3815 Amber St	0.69mi	3/2.0	1,440 (0%)	10mo	$210,000	$146	60
3908 Amber St	0.67mi	3/2.0	1,440 (0%)	11mo	$150,000	$104	60
3715 Amber St	0.68mi	2/2.0 (-1)	1,440 (0%)	8mo	$122,500	$85	57
3810 Amber St	0.65mi	3/2.0	1,352 (-6%)	9mo	$293,500	$217	52
1105 Idaho Ave	0.50mi	3/2.0	1,605 (+12%)	14mo	$300,000	$187	46
3602 Amber St	0.66mi	3/2.0	1,568 (+9%)	10mo	$349,000	$223	45
1115 Idaho Ave	0.49mi	3/2.0	1,605 (+12%)	15mo	$299,000	$186	45
3913 Amber St	0.71mi	4/2.0 (+1)	1,620 (+12%)	8mo	$360,000	$222	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.78×
• Total profit: $55,813
• Equity at exit: $166,155

10-year hold

• IRR: 12.2%
• Equity multiple: 3.53×
• Total profit: $180,785
• Equity at exit: $306,499

Cash invested: $71,400 (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 89429

• Home prices YoY: 2.4%
• Active inventory: 247
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$106 /mo · $1,270/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-364

Break-even live

Break-even rent $1,961

Max offer price $190,641

Occupancy floor —

Sensitivity live

Price	-10% $-220	-5% $-292	+0% $-364	+5% $-436	+10% $-509
Rent	-10% $-483	-5% $-424	+0% $-364	+5% $-305	+10% $-246
Rate	-1.0pp $-236	-0.5pp $-299	base $-364	+0.5pp $-430	+1.0pp $-498

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3901 Cherry St Silver Springs, NV	2.0	2.0	1000	$1,500	$1.50	22d	1	0.50mi

Listing history 33 events

1. 2026-06-22
   days on market $255,000 Active 31 DOM
2. 2026-06-18
   days on market $255,000 Active 28 DOM
3. 2026-06-17
   days on market $255,000 Active 27 DOM
4. 2026-06-16
   days on market $255,000 Active 26 DOM
5. 2026-06-15
   days on market $255,000 Active 25 DOM
6. 2026-06-14
   days on market $255,000 Active 23 DOM
7. 2026-06-13
   days on market $255,000 Active 22 DOM
8. 2026-06-10
   pricedays on market $255,000 Active 20 DOM
9. 2026-06-09
   days on market $270,000 Active 19 DOM
10. 2026-06-08
    days on market $270,000 Active 18 DOM
11. 2026-06-07
    days on market $270,000 Active 17 DOM
12. 2026-06-03
    days on market $270,000 Active 13 DOM
13. 2026-06-02
    days on market $270,000 Active 12 DOM
14. 2026-06-01
    days on market $270,000 Active 11 DOM
15. 2026-05-31
    days on market $270,000 Active 10 DOM
16. 2026-05-30
    days on market $270,000 Active 9 DOM
17. 2026-05-01
    listed $270,000 Active
18. 2026-04-30
    historical
19. 2026-02-02
    status Active
20. 2025-12-30
    historical Active Under Contract-Show
21. 2025-12-17
    price $270,000
22. 2025-12-08
    price $299,999
23. 2025-10-25
    price $315,000
24. 2025-10-07
    listed $335,000 Active
25. 2023-12-05
    soldstatus $300,000 Sold 298-char remark

    Show marketing remark (298 chars)

    Newly remodeled! Absolutely gorgeous inside! OWNER WILL FINANCE WITH 20% DOWN. Seller is in process of installing 8 point foundation. Can be converted in escrow. Please call listing agent with any questions. , Buyers wanting owner finance will need to be pre-approved through Max the underwriter.

26. 2023-12-05
    soldstatus $300,000

    Show marketing remark (298 chars)

    Newly remodeled! Absolutely gorgeous inside! OWNER WILL FINANCE WITH 20% DOWN. Seller is in process of installing 8 point foundation. Can be converted in escrow. Please call listing agent with any questions. , Buyers wanting owner finance will need to be pre-approved through Max the underwriter.

27. 2023-09-25
    historical Under Contract-Show 298-char remark

    Show marketing remark (298 chars)

    Newly remodeled! Absolutely gorgeous inside! OWNER WILL FINANCE WITH 20% DOWN. Seller is in process of installing 8 point foundation. Can be converted in escrow. Please call listing agent with any questions. , Buyers wanting owner finance will need to be pre-approved through Max the underwriter.

28. 2023-09-21
    price $319,000 298-char remark

    Show marketing remark (298 chars)

    Newly remodeled! Absolutely gorgeous inside! OWNER WILL FINANCE WITH 20% DOWN. Seller is in process of installing 8 point foundation. Can be converted in escrow. Please call listing agent with any questions. , Buyers wanting owner finance will need to be pre-approved through Max the underwriter.

29. 2023-08-22
    listed $335,000 Active - New 298-char remark

    Show marketing remark (298 chars)

    Newly remodeled! Absolutely gorgeous inside! OWNER WILL FINANCE WITH 20% DOWN. Seller is in process of installing 8 point foundation. Can be converted in escrow. Please call listing agent with any questions. , Buyers wanting owner finance will need to be pre-approved through Max the underwriter.

30. 2023-05-18
    soldstatus $80,000 Sold
31. 2023-05-18
    soldstatus $80,000
32. 2023-04-11
    status Under Contract-No Show
33. 2023-04-07
    listed $125,000 Active - New

ⓘ 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: $1,270 · $106/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$235/yr (+$20/mo · 18.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 17 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$14,284
• − Property taxes: −$1,270
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$7,418
• Taxable loss: −$9,127
• Est. tax savings @ 24.0%: +$2,190
• After-tax cash flow: $-2,181/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: Lyon County School District
• NCES district ID: 3200300
• Math proficiency: 21% ▼ -11.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $48,197
• Composite: 24.32/100
• National rank: #7707
• State rank: #14 of 17 in NV

Livability — Silver Springs

• Score: 65/100
• State rank: #42
• US rank: #13362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silver Springs, NV
• City population: 7,949
• Population (ZIP): 7,949

Population outlook (Lyon County) Hauer SSP2

• Today (2025): 51,655 people
• By 2030: 50,194 · -2.8%
• By 2040: 46,155 · -10.6%
• By 2050: 41,580 · -19.5%
• By 2075: 32,687 · -36.7%
• By 2100: 24,111 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Arabic 1% Chinese 1%

Political lean MEDSL · Lyon

• 2024 margin: Solid R (+44.4) · D 26.7% · R 71.1% · Other 2.2%
• 2008→2024 swing: -26.5pp toward R · 2008: -17.9pp · 2024: -44.4pp
• All cycles: 2024: R+44.4 2020: R+41.1 2016: R+41.5 2012: R+28.6 2008: R+17.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.36%
• Current HPI: 271.5945
• 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

+116.0% since first listed

17 events — show timeline

• 2026-05-01 Listed $270,000 NNRMLS
• 2026-04-30 Listing Removed — NNRMLS
• 2026-02-02 Relisted — NNRMLS
• 2025-12-30 Contingent — NNRMLS
• 2025-12-17 Price Changed $270,000 NNRMLS
• 2025-12-08 Price Changed $299,999 NNRMLS
• 2025-10-25 Price Changed $315,000 NNRMLS
• 2025-10-07 Listed $335,000 NNRMLS
• 2023-12-05 Sold (Public Records) $300,000 Public Records
• 2023-12-05 Sold (MLS) $300,000 NNRMLS
• 2023-09-25 Contingent — NNRMLS
• 2023-09-21 Price Changed $319,000 NNRMLS
• 2023-08-22 Listed $335,000 NNRMLS
• 2023-05-18 Sold (Public Records) $80,000 Public Records
• 2023-05-18 Sold (MLS) $80,000 NNRMLS
• 2023-04-11 Pending — NNRMLS
• 2023-04-07 Listed $125,000 NNRMLS

Property tax history

+9.3%/yr

Latest (2025): $1,270 · +45.2% YoY. Source: county tax records.