743 Stephanie St · Indian Springs, NV 89018

$125,000

3 bd · 2.0 ba · 1,368 sqft · Manufactured · 109 Days on market

Built 1996 7,405 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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +5.3/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Ready to get out of the city but not be too far away? Indian Springs may be just for you! This property features a large lot, close access to the highway, near Creech Air Force Base, short distance to all schools and only 30 mins from Skye Canyon! Add your touches and updates to the mobile home on site or get rid of it and bring your own!

Key facts

• Large lot
• 7,405 sq ft lot
• Built 1996

Tags

• LARGE LOT
• CLOSE ACCESS TO HIGHWAY
• SHORT DISTANCE TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#23 in NV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute 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.
• Market conditions: 27 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 $2k of equity ($864 loan paydown + $858 appreciation (0.7% local appreciation)).
• Clark County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y 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 $92k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% 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 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: 1.22% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.59%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.63×
• Total profit: $21,977
• Equity at exit: $40,644

10-year hold

• IRR: 16.5%
• Equity multiple: 2.95×
• Total profit: $68,101
• Equity at exit: $52,477

Cash invested: $35,000 (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 89018

• Home prices YoY: 0.7%
• Active inventory: 27
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,521 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $338

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 73%

Sensitivity live

Price	-10% $424	-5% $381	+0% $338	+5% $295	+10% $252
Rent	-10% $218	-5% $278	+0% $338	+5% $398	+10% $458
Rate	-1.0pp $401	-0.5pp $370	base $338	+0.5pp $306	+1.0pp $273

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-05-31
   days on market $125,000 Active 109 DOM
2. 2026-02-24
   price $125,000 340-char remark

   Show marketing remark (340 chars)

   Ready to get out of the city but not be too far away? Indian Springs may be just for you! This property features a large lot, close access to the highway, near Creech Air Force Base, short distance to all schools and only 30 mins from Skye Canyon! Add your touches and updates to the mobile home on site or get rid of it and bring your own!

3. 2026-02-17
   price $110,000 340-char remark

   Show marketing remark (340 chars)

   Ready to get out of the city but not be too far away? Indian Springs may be just for you! This property features a large lot, close access to the highway, near Creech Air Force Base, short distance to all schools and only 30 mins from Skye Canyon! Add your touches and updates to the mobile home on site or get rid of it and bring your own!

4. 2026-02-10
   listed $125,000 Active 340-char remark

   Show marketing remark (340 chars)

   Ready to get out of the city but not be too far away? Indian Springs may be just for you! This property features a large lot, close access to the highway, near Creech Air Force Base, short distance to all schools and only 30 mins from Skye Canyon! Add your touches and updates to the mobile home on site or get rid of it and bring your own!

5. 2025-02-28
   historical
6. 2025-02-17
   price $128,000
7. 2025-02-13
   status Active
8. 2024-12-19
   status Active
9. 2024-12-19
   historical
10. 2024-07-29
    price $138,000
11. 2024-05-08
    listed $145,000 Active
12. 2020-08-07
    soldstatus $92,000 Closed
13. 2020-06-21
    historical Active Under Contract
14. 2020-06-06
    price $92,000
15. 2020-05-22
    price $100,000
16. 2020-05-16
    listed $210,000 Active
17. 2020-05-15
    historical
18. 2020-02-17
    price $100,000
19. 2019-12-16
    status Active
20. 2019-09-17
    historical
21. 2019-05-22
    listed $110,000 Active
22. 2010-08-18
    historical
23. 2009-11-17
    listed $120,000
24. 1993-03-18
    soldstatus $12,500

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 8 d/yr ≥103°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,255
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$3,636
• Taxable income: $2,196
• Est. tax owed @ 24.0%: −$527
• After-tax cash flow: $3,528/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 — Indian Springs

• Score: 71/100
• State rank: #23
• US rank: #6947

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Indian Springs, NV
• City population: 753
• Population (ZIP): 753

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 27% Two or more races 8% Pacific Islander 3%
• Hispanic origin (detail): Mexican 25% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 10%

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: ▲ 0.69%
• Current HPI: 105.2951
• 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

+900.0% since first listed

23 events — show timeline

• 2026-02-24 Price Changed $125,000 GLVAR
• 2026-02-17 Price Changed $110,000 GLVAR
• 2026-02-10 Listed $125,000 GLVAR
• 2025-02-28 Listing Removed — GLVAR
• 2025-02-17 Price Changed $128,000 GLVAR
• 2025-02-13 Relisted — GLVAR
• 2024-12-19 Relisted — GLVAR
• 2024-12-19 Listing Removed — GLVAR
• 2024-07-29 Price Changed $138,000 GLVAR
• 2024-05-08 Listed $145,000 GLVAR
• 2020-08-07 Sold (MLS) $92,000 GLVAR
• 2020-06-21 Contingent — GLVAR
• 2020-06-06 Price Changed $92,000 GLVAR
• 2020-05-22 Price Changed $100,000 GLVAR
• 2020-05-16 Listed $210,000 GLVAR
• 2020-05-15 Listing Removed — GLVAR
• 2020-02-17 Price Changed $100,000 GLVAR
• 2019-12-16 Relisted — GLVAR
• 2019-09-17 Listing Removed — GLVAR
• 2019-05-22 Listed $110,000 GLVAR
• 2010-08-18 Listing Removed — GLVAR
• 2009-11-17 Listed $120,000 GLVAR
• 1993-03-18 Sold (Public Records) $12,500 Public Records

Property tax history

-3.0%/yr

Latest (2025): $165 · -63.9% YoY. Source: county tax records.