942 Holt Ave · Caliente, NV 89008

$114,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 1 Days on market

Built 2000 8,451 sqft lot ↓ 8% since listing

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Why this score? — see what drove the C 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 +19.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• DSCR +6.3/10.0
• 1% rule +4.8/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This converted manufactured home sits on its own land with no HOA. The property features a detached 2-car garage/shop added around 2010. Inside, you will find hardwood flooring recently installed in the living room and kitchen last year. The home is equipped with central A/C and propane. This property represents a fantastic investment opportunity or a perfect future residence to personalize with your own cosmetic updates and touches.

Key facts

• Hardwood flooring
• Central a/c
• 8,451 sq ft lot

Tags

• DETACHED 2-CAR GARAGE
• HARDWOOD FLOORING
• CENTRAL A/C
• INVESTMENT OPPORTUNITY

Property features AI

Finance

• Financial info: Lease in place through 2026-12-31

Exterior

• Parking: Detached private garage; 2 garage spaces
• Utilities: Public water; Public sewer; No photovoltaics; Phone not available
• Home design: Single-story; Resale home
• Construction: Composition/shingle roof; Mobile home dimensions: 28 x 48
• Exterior features: Chain link and partial fencing; Workshop on the property; Less than quarter acre lot; Faces east; Single-family zoning; Resale condition

Interior

• Kitchen: Gas range
• Bedrooms: Up to 3 bedrooms; Bedroom 3: ceiling fan, closet (13x10); Bedroom 2: closet (13x9); Additional bedroom/room: closet (13x14)
• Flooring: Carpet; Laminate; Linoleum; Luxury vinyl plank; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (propane); Central electric air conditioning
• Interior features: Bedroom on main level; Ceiling fans; Primary bedroom downstairs; Unfurnished
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $-288 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $64k (44.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (1.6% below list).
• Recommended offer: $64k (44.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 61/100 on livability (#68 in NV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Lincoln County School District (rural): math 38% / reading 44% proficiency, ranked #5 of 17 in NV (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 active listings in the ZIP; 49 units permitted in Lincoln County in 2024 (24 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($794 loan paydown + $4k appreciation (3.3% local appreciation)).
• Lincoln County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,966 (44.3% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.98% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.16%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.93×
• Total profit: $-2,202
• Equity at exit: $53,861

10-year hold

• IRR: 3.0%
• Equity multiple: 1.49×
• Total profit: $15,742
• Equity at exit: $84,757

Cash invested: $32,172 (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 89008

• Home prices YoY: 1.6%
• Active inventory: 27
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$105 /mo · $1,256/yr
• Insurance: −$48
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-288

Break-even live

Break-even rent $1,496

Max offer price $63,966

Occupancy floor —

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-19
   remarks 437-char remark
2. 2026-06-19
   listed $114,900 Active 1 DOM

ⓘ 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: $1,256 · $105/mo
• Projected year-2 tax: $1,256 · $105/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 20 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: $13,569
• − Mortgage interest: −$6,436
• − Property taxes: −$1,256
• − Insurance: −$5,693
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$3,343
• Taxable loss: −$5,330
• Est. tax savings @ 24.0%: +$1,279
• 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: Lincoln County School District
• NCES district ID: 3200270
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $45,706
• Composite: 34.9/100
• National rank: #5077
• State rank: #5 of 17 in NV

Livability — Caliente

• Score: 61/100
• State rank: #68
• US rank: #17776

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Caliente, NV
• Population (ZIP): 792

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 4,612 people
• By 2030: 4,409 · -4.4%
• By 2040: 4,098 · -11.1%
• By 2050: 3,850 · -16.5%
• By 2075: 3,384 · -26.6%
• By 2100: 3,228 · -30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Native American 11% Hispanic / Latino 6% Two or more races 5% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 5% Serbian 5% Portuguese 5%
• Foreign-born: 0%
• Languages at home: 94% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+72.6) · D 12.7% · R 85.3% · Other 2.0%
• 2008→2024 swing: -25.3pp toward R · 2008: -47.3pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+71.0 2016: R+65.0 2012: R+60.0 2008: R+47.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.34%
• Current HPI: 216.588
• 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

-8.0% since first listed

3 events — show timeline

• 2026-06-18 Listed $114,900 GLVAR
• 2019-09-16 Listing Removed — GLVAR
• 2019-03-16 Listed $124,900 GLVAR

Property tax history

+1.9%/yr

Latest (2024): $1,256 · -0.9% YoY. Source: county tax records.