2350 Shawnee St · Sandy Valley, NV 89019

$130,000

3 bd · 2.5 ba · 2,048 sqft · Manufactured · 94 Days on market

Built 1996 2.27 ac lot

---

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
• DSCR +10.0/10.0
• Appreciation +8.3/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

FREEDOM!!! CREATE YOUR OWN RANCH PARADISE ON OVER 2 1/4 ACRES with the BEST DEAL in SCENIC SANDY VALLEY. 3 Manufactured homes on Property (60'x12' Nashua 1970, 36'x12' Champion Manatee 1981, 64'x14' Richardson Shefield, 1974), 1 is in good condition, 1 fair condition, 1 poor condition. GREAT OPPORTUNITY to USE THE CURRENT MANUFACTURED HOMES and ADD MORE FOR RENTAL INCOME. Easy Commute to the Planned Ivanpah Valley International Airport. Lots of Space for RV Parking. Private Well, Power Line on Property. Shed. Septic Tank. Open for Horses, Cows, Dogs, Chickens, take your pick. Snow Capped Mountains View in Winter. Near Sandy Valley Community Center with BBQ, Basketball Courts, Baseball Field, Library, Senior Center. Fallout Fan Celebration/Pioneer Saloon in Goodsprings, about 15 minutes drive from property.

Key facts

• Open for horses
• Private well
• Septic tank

Tags

• OVER 2 1/4 ACRES
• SPACE FOR RV PARKING
• PRIVATE WELL
• SEPTIC TANK
• OPEN FOR HORSES
• SNOW CAPPED MOUNTAINS VIEW

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#65 in NV) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools 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: 53 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 $9k of equity ($899 loan paydown + $9k appreciation (6.6% local appreciation)).
• Clark County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $130k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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. 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?
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: 1.32% ✓
• Cap rate: 11.71%
• Cash-on-cash: 19.34%
• DSCR: 1.86
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.7%
• Equity multiple: 3.19×
• Total profit: $79,622
• Equity at exit: $86,800

10-year hold

• IRR: 29.9%
• Equity multiple: 6.60×
• Total profit: $203,759
• Equity at exit: $161,988

Cash invested: $36,400 (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 89019

• Home prices YoY: 2.6%
• Active inventory: 53
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,719 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $587

Break-even live

Break-even rent $976

Max offer price $130,000

Occupancy floor 61%

Sensitivity live

Price	-10% $660	-5% $624	+0% $587	+5% $550	+10% $513
Rent	-10% $451	-5% $519	+0% $587	+5% $655	+10% $723
Rate	-1.0pp $652	-0.5pp $620	base $587	+0.5pp $553	+1.0pp $519

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $130,000 Active 94 DOM
2. 2026-06-18
   days on market $130,000 Active 91 DOM
3. 2026-06-17
   days on market $130,000 Active 90 DOM
4. 2026-06-16
   days on market $130,000 Active 89 DOM
5. 2026-06-15
   days on market $130,000 Active 88 DOM
6. 2026-06-13
   days on market $130,000 Active 86 DOM
7. 2026-06-09
   days on market $130,000 Active 82 DOM
8. 2026-06-08
   days on market $130,000 Active 81 DOM
9. 2026-06-07
   pricedays on market $130,000 Active 80 DOM
10. 2026-06-03
    days on market $140,000 Active 76 DOM
11. 2026-06-02
    days on market $140,000 Active 75 DOM
12. 2026-06-01
    days on market $140,000 Active 74 DOM
13. 2026-05-31
    days on market $140,000 Active 73 DOM
14. 2026-03-19
    listed $140,000 Active 817-char remark

    Show marketing remark (817 chars)

    FREEDOM!!! CREATE YOUR OWN RANCH PARADISE ON OVER 2 1/4 ACRES with the BEST DEAL in SCENIC SANDY VALLEY. 3 Manufactured homes on Property (60'x12' Nashua 1970, 36'x12' Champion Manatee 1981, 64'x14' Richardson Shefield, 1974), 1 is in good condition, 1 fair condition, 1 poor condition. GREAT OPPORTUNITY to USE THE CURRENT MANUFACTURED HOMES and ADD MORE FOR RENTAL INCOME. Easy Commute to the Planned Ivanpah Valley International Airport. Lots of Space for RV Parking. Private Well, Power Line on Property. Shed. Septic Tank. Open for Horses, Cows, Dogs, Chickens, take your pick. Snow Capped Mountains View in Winter. Near Sandy Valley Community Center with BBQ, Basketball Courts, Baseball Field, Library, Senior Center. Fallout Fan Celebration/Pioneer Saloon in Goodsprings, about 15 minutes drive from property.

15. 2026-03-15
    historical
16. 2026-02-20
    price $150,000
17. 2025-09-15
    listed $165,000 Active
18. 2025-09-15
    historical
19. 2025-06-17
    price $165,000
20. 2025-05-21
    listed $180,000 Active
21. 1997-06-30
    soldstatus $57,000
22. 1996-07-12
    soldstatus $50,539
23. 1994-07-01
    soldstatus $62,000
24. 1993-11-23
    soldstatus $28,500

ⓘ 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: $423 · $35/mo
• Projected year-2 tax: $767 · $64/mo
• Expected delta: +$344/yr (+$29/mo · 81.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 19 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: $20,626
• − Mortgage interest: −$7,282
• − Property taxes: −$423
• − Insurance: −$650
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$3,782
• Taxable income: $5,189
• Est. tax owed @ 24.0%: −$1,245
• After-tax cash flow: $5,795/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 — Sandy Valley

• Score: 62/100
• State rank: #65
• US rank: #16992

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sandy Valley, NV
• Population (ZIP): 2,355

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: Predominantly White (77%)
• Race & ethnicity: White 77% Asian 10% Hispanic / Latino 6% Two or more races 5% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 3% Lithuanian 3% Portuguese 2%
• Foreign-born: 14% · Canada
• Languages at home: 83% English-only · Tagalog/Filipino 6% Spanish 5% Other Indo-European 3%

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: ▲ 6.61%
• Current HPI: 262.4
• 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

+391.2% since first listed

11 events — show timeline

• 2026-03-19 Listed $140,000 GLVAR
• 2026-03-15 Listing Removed — GLVAR
• 2026-02-20 Price Changed $150,000 GLVAR
• 2025-09-15 Listing Removed — GLVAR
• 2025-09-15 Listed $165,000 GLVAR
• 2025-06-17 Price Changed $165,000 GLVAR
• 2025-05-21 Listed $180,000 GLVAR
• 1997-06-30 Sold (Public Records) $57,000 Public Records
• 1996-07-12 Sold (Public Records) $50,539 Public Records
• 1994-07-01 Sold (Public Records) $62,000 Public Records
• 1993-11-23 Sold (Public Records) $28,500 Public Records

Property tax history

+1.6%/yr

Latest (2025): $423 · +7.3% YoY. Source: county tax records.