342 S University St · Tonopah, NV 89049

$160,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 4 Days on market

Built 1997 Good condition 6,011 sqft lot

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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).

• Cash flow +10.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Condition / age +4.0/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Fully Remodeled Doublewide Manufactured Home — Converted to Real Property in the Heart of Tonopah Description: Beautifully remodeled doublewide manufactured home, now converted to real property, located in the historic heart of Tonopah (home of the mining camps). This bright, move-in-ready home features 3 bedrooms and 2 full baths, updated appliances, and a new central heating and cooling heat pump for year round comfort. Enjoy outdoor living with a front deck and a small deck leading to a fenced backyard—perfect for pets, gardening, or relaxing evenings. Features: 3 bedrooms, 2 full bathrooms Fully remodeled interior and exterior, new double pain windows and doors. Converted

Key facts

• Front deck
• Rear deck
• Fenced backyard

Tags

• CONVERTED TO REAL PROPERTY
• FENCED BACKYARD
• NEW KITCHEN APPLIANCES
• FRONT DECK
• REAR DECK

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Attached garage with space for 3 vehicles
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Propane (leased)
• Home design: Manufactured home (double wide); One story
• Construction: Wood siding; Composition roof; Crawl space foundation; Built as a double wide manufactured home
• Exterior features: Deck; Porch; Back yard fencing; Gentle sloping lot; Mountain view

Interior

• Kitchen: Disposal; Dishwasher; Gas range; Gas cooktop; Refrigerator; Smart appliances; ENERGY STAR qualified appliances
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump (heating and cooling)
• Interior features: Smart thermostat; Double pane windows
• Laundry & utility: Laundry room with washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-70 ($-838/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (18.0% below list).
• Recommended offer: $131k (18.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#60 in NV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• 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.
• Zoned schools: Tonopah Elementary School (math 27% / reading 32%, grade F, #195 of 402 statewide, top 53%, 170 students, 100% FRL); Tonopah Middle School (math 22% / reading 37%, grade F, #44 of 109 statewide, top 46%, 70 students, 100% FRL); Tonopah High School (math 10% / reading 30%, grade F, #93 of 131 statewide, top 74%, 107 students, 100% FRL) — zoned schools average 100% FRL vs 54% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 25 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.9% 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 (3.9% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $131,124 (18.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.82% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.87%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.50×
• Total profit: $22,426
• Equity at exit: $80,007

10-year hold

• IRR: 10.5%
• Equity multiple: 2.72×
• Total profit: $77,092
• Equity at exit: $129,976

Cash invested: $44,800 (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 89049

• Home prices YoY: 3.2%
• Active inventory: 25
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,311 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-70

Break-even live

Break-even rent $1,400

Max offer price $149,893

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-15	+0% $-70	+5% $-125	+10% $-180
Rent	-10% $-173	-5% $-122	+0% $-70	+5% $-18	+10% $34
Rate	-1.0pp $11	-0.5pp $-29	base $-70	+0.5pp $-111	+1.0pp $-153

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   days on market $160,000 Active 4 DOM
2. 2026-06-18
   days on market $160,000 Active 3 DOM
3. 2026-06-17
   days on market $160,000 Active 2 DOM
4. 2026-06-16
   remarks 687-char remark
5. 2026-06-16
   listed $160,000 Active 1 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,735
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$4,655
• Taxable loss: −$3,600
• Est. tax savings @ 24.0%: +$864
• After-tax cash flow: $26/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This fully remodeled doublewide manufactured home is move-in ready with updated appliances, new siding, and fresh paint. It offers a good investment opportunity with potential for both resale and rental value.

Value-add opportunities

• Both landscaping — enhances curb appeal and outdoor living
• Both painting — fresh paint improves aesthetics and value
• Both upgrading appliances — newer appliances increase functionality and value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and outdoor living ↑
• Both painting — fresh paint improves aesthetics and value ↑
• Both upgrading appliances — newer appliances increase functionality and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Tonopah

• Score: 63/100
• State rank: #60
• US rank: #16080

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tonopah, NV
• Population (ZIP): 2,711

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 15% Black 8% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5%
• Common ancestry: Lithuanian 2% Romanian 2% Scottish 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · French/Haitian/Cajun 6% Spanish 2% Tagalog/Filipino 1%

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: ▲ 3.88%
• Current HPI: 124.5675
• 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

1 event — show timeline

• 2026-06-15 Listed $160,000 NNRMLS