416 Jefferson Dr · Round Mountain, NV 89045

$149,888

3 bd · 2.0 ba · 1,640 sqft · Manufactured public records · 259 Days on market

Built 1999 0.63 ac lot Est $220k · 32% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• Appreciation +5.0/10.0
• DSCR +4.4/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

ESCAPE THE BIG CITY! A must see 3 bed, 2 bath home on corner lot with wide open space with just over 1/2 acre lot w/ Garage workshop on back and much more!!

Key facts

• 0.63 acre lot
• 2 garage spots
• Built 1999

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $35 ($418/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (17.4% below list).
• Recommended offer: $124k (17.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Nye County School District (rural): math 20% / reading 33% proficiency, ranked #16 of 17 in NV (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 11 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Nye County population projected at -28% 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 $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 259 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $150k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $123,799 (17.4% below list)

Questions for the listing agent

1. It's been on market 259 days. Have you received any prior offers? Is the seller open to a 17% 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. 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.
5. 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.
6. 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: 0.83% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $219,760
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Wilkerson Ct	0.52mi	3/2.0	1,716 (+5%)	13mo	$230,000	$134	57

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: 8.4%
• Equity multiple: 1.48×
• Total profit: $20,235
• Equity at exit: $67,396

10-year hold

• IRR: 11.0%
• Equity multiple: 2.64×
• Total profit: $68,898
• Equity at exit: $103,865

Cash invested: $41,969 (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 89045

• Active inventory: 11
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,238 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $35

Break-even live

Break-even rent $1,194

Max offer price $149,888

Occupancy floor 92%

Sensitivity live

Price	-10% $120	-5% $77	+0% $35	+5% $-8	+10% $-50
Rent	-10% $-63	-5% $-14	+0% $35	+5% $84	+10% $133
Rate	-1.0pp $110	-0.5pp $73	base $35	+0.5pp $-4	+1.0pp $-44

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: $37,472
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $149,888 Active 259 DOM
2. 2026-06-18
   days on market $149,888 Active 258 DOM
3. 2026-06-17
   days on market $149,888 Active 257 DOM
4. 2026-06-16
   days on market $149,888 Active 256 DOM
5. 2026-06-16
   price $149,888 Active 255 DOM
6. 2026-06-15
   days on market $150,000 Active 255 DOM
7. 2026-06-14
   days on market $150,000 Active 253 DOM
8. 2026-06-12
   days on market $150,000 Active 252 DOM
9. 2026-06-09
   days on market $150,000 Active 249 DOM
10. 2026-06-08
    days on market $150,000 Active 248 DOM
11. 2026-06-07
    days on market $150,000 Active 247 DOM
12. 2026-06-03
    days on market $150,000 Active 243 DOM
13. 2026-06-02
    days on market $150,000 Active 242 DOM
14. 2026-06-01
    days on market $150,000 Active 241 DOM
15. 2026-05-31
    days on market $150,000 Active 240 DOM
16. 2026-05-30
    days on market $150,000 Active 239 DOM
17. 2026-05-15
    price $150,000 157-char remark

    Show marketing remark (157 chars)

    ESCAPE THE BIG CITY! A must see 3 bed, 2 bath home on corner lot with wide open space with just over 1/2 acre lot w/ Garage workshop on back and much more!!

18. 2026-04-24
    price $167,988 157-char remark

    Show marketing remark (157 chars)

    ESCAPE THE BIG CITY! A must see 3 bed, 2 bath home on corner lot with wide open space with just over 1/2 acre lot w/ Garage workshop on back and much more!!

19. 2026-04-14
    price $168,777 157-char remark

    Show marketing remark (157 chars)

    ESCAPE THE BIG CITY! A must see 3 bed, 2 bath home on corner lot with wide open space with just over 1/2 acre lot w/ Garage workshop on back and much more!!

20. 2026-04-14
    price $168,887 157-char remark

    Show marketing remark (157 chars)

    ESCAPE THE BIG CITY! A must see 3 bed, 2 bath home on corner lot with wide open space with just over 1/2 acre lot w/ Garage workshop on back and much more!!

21. 2026-03-25
    price $168,888 157-char remark

    Show marketing remark (157 chars)

    ESCAPE THE BIG CITY! A must see 3 bed, 2 bath home on corner lot with wide open space with just over 1/2 acre lot w/ Garage workshop on back and much more!!

22. 2026-03-16
    price $169,988 157-char remark

    Show marketing remark (157 chars)

    ESCAPE THE BIG CITY! A must see 3 bed, 2 bath home on corner lot with wide open space with just over 1/2 acre lot w/ Garage workshop on back and much more!!

23. 2026-03-10
    price $174,888 157-char remark

    Show marketing remark (157 chars)

    ESCAPE THE BIG CITY! A must see 3 bed, 2 bath home on corner lot with wide open space with just over 1/2 acre lot w/ Garage workshop on back and much more!!

24. 2026-02-28
    price $175,888 157-char remark

    Show marketing remark (157 chars)

    ESCAPE THE BIG CITY! A must see 3 bed, 2 bath home on corner lot with wide open space with just over 1/2 acre lot w/ Garage workshop on back and much more!!

25. 2026-02-08
    price $173,500 157-char remark

    Show marketing remark (157 chars)

    ESCAPE THE BIG CITY! A must see 3 bed, 2 bath home on corner lot with wide open space with just over 1/2 acre lot w/ Garage workshop on back and much more!!

26. 2026-01-28
    price $174,888 157-char remark

    Show marketing remark (157 chars)

    ESCAPE THE BIG CITY! A must see 3 bed, 2 bath home on corner lot with wide open space with just over 1/2 acre lot w/ Garage workshop on back and much more!!

27. 2025-12-30
    price $175,777 157-char remark

    Show marketing remark (157 chars)

    ESCAPE THE BIG CITY! A must see 3 bed, 2 bath home on corner lot with wide open space with just over 1/2 acre lot w/ Garage workshop on back and much more!!

28. 2025-12-24
    price $175,888 157-char remark

    Show marketing remark (157 chars)

    ESCAPE THE BIG CITY! A must see 3 bed, 2 bath home on corner lot with wide open space with just over 1/2 acre lot w/ Garage workshop on back and much more!!

29. 2025-12-09
    price $177,777 157-char remark

    Show marketing remark (157 chars)

    ESCAPE THE BIG CITY! A must see 3 bed, 2 bath home on corner lot with wide open space with just over 1/2 acre lot w/ Garage workshop on back and much more!!

30. 2025-12-03
    price $178,888 157-char remark

    Show marketing remark (157 chars)

    ESCAPE THE BIG CITY! A must see 3 bed, 2 bath home on corner lot with wide open space with just over 1/2 acre lot w/ Garage workshop on back and much more!!

31. 2025-10-29
    price $179,990 157-char remark

    Show marketing remark (157 chars)

    ESCAPE THE BIG CITY! A must see 3 bed, 2 bath home on corner lot with wide open space with just over 1/2 acre lot w/ Garage workshop on back and much more!!

32. 2025-10-03
    listed $199,900 Active 157-char remark

    Show marketing remark (157 chars)

    ESCAPE THE BIG CITY! A must see 3 bed, 2 bath home on corner lot with wide open space with just over 1/2 acre lot w/ Garage workshop on back and much more!!

33. 2015-10-27
    soldstatus $75,000
34. 2006-11-20
    soldstatus $69,010
35. 2002-03-15
    soldstatus $10,000

ⓘ 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: $1,137 · $95/mo
• Projected year-2 tax: $1,137 · $95/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,856
• − Mortgage interest: −$8,396
• − Property taxes: −$1,137
• − Insurance: −$749
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$4,360
• Taxable loss: −$2,164
• Est. tax savings @ 24.0%: +$519
• After-tax cash flow: $937/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: Nye County School District
• NCES district ID: 3200360
• Math proficiency: 20% ▼ -6.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $41,447
• Composite: 22.43/100
• National rank: #8110
• State rank: #16 of 17 in NV

Livability — Round Mountain

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,851

Population outlook (Nye County) Hauer SSP2

• Today (2025): 40,727 people
• By 2030: 38,812 · -4.7%
• By 2040: 33,952 · -16.6%
• By 2050: 29,393 · -27.8%
• By 2075: 21,122 · -48.1%
• By 2100: 14,400 · -64.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 26% Two or more races 6%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Iranian 4% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Nye

• 2024 margin: Solid R (+42.2) · D 28.0% · R 70.2% · Other 1.8%
• 2008→2024 swing: -28.8pp toward R · 2008: -13.4pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+40.4 2016: R+42.0 2012: R+24.2 2008: R+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+1400.0% since first listed

19 events — show timeline

• 2026-05-15 Price Changed $150,000 GLVAR
• 2026-04-24 Price Changed $167,988 GLVAR
• 2026-04-14 Price Changed $168,777 GLVAR
• 2026-04-14 Price Changed $168,887 GLVAR
• 2026-03-25 Price Changed $168,888 GLVAR
• 2026-03-16 Price Changed $169,988 GLVAR
• 2026-03-10 Price Changed $174,888 GLVAR
• 2026-02-28 Price Changed $175,888 GLVAR
• 2026-02-08 Price Changed $173,500 GLVAR
• 2026-01-28 Price Changed $174,888 GLVAR
• 2025-12-30 Price Changed $175,777 GLVAR
• 2025-12-24 Price Changed $175,888 GLVAR
• 2025-12-09 Price Changed $177,777 GLVAR
• 2025-12-03 Price Changed $178,888 GLVAR
• 2025-10-29 Price Changed $179,990 GLVAR
• 2025-10-03 Listed $199,900 GLVAR
• 2015-10-27 Sold (Public Records) $75,000 Public Records
• 2006-11-20 Sold (Public Records) $69,010 Public Records
• 2002-03-15 Sold (Public Records) $10,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,137 · +3.4% YoY. Source: county tax records.