107 Springfield Pkwy · Spring Creek, NV 89815

$325,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 1 Days on market

Built 1994 0.27 ac lot Est $337k · at est.

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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 +11.5/30.0
• ARV discount +9.1/15.0
• Appreciation +5.1/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

PRICE IMPROVEMENT! Great location! NO ASSOCIATION DUES! Cute 3 bedroom 2 bath home with a fantastic view! This home has a lot of pluses that you wont want to miss viewing at this price. The kitchen features a cute little breakfast nook, a large pantry and a dining area. Master bedroom is large with the master bathroom featuring separate sinks, a walk in shower and a beautiful soaker tub. Split floor plan with the other two remaining bedrooms and bathroom in the opposite end of the home. Outside is a large deck and fully fenced back yard that backs up to ranch land. Seller is taking the panels around the goat area.

Key facts

• Ruby mountain views
• New water heater
• New roof

Tags

• RUBY MOUNTAIN VIEWS
• NEW WINDOWS
• NEW ROOF
• CONVERSION TO NATURAL GAS
• NEW HVAC SYSTEM
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $325k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (29.2% below list).
• Recommended offer: $230k (29.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.0% in Spring Creek — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#32 in NV) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: health & safety C-, amenities F, commute F.
• Elko County School District (town): math 22% / reading 38% proficiency, ranked #9 of 17 in NV (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Spring Creek Elementary School (math 37% / reading 42%, grade F, #116 of 402 statewide, top 31%, 421 students, 16% FRL); Spring Creek Middle School (math 15% / reading 43%, grade F, #52 of 109 statewide, top 47%, 734 students, 20% FRL); Spring Creek High School (math 32% / reading 47%, grade F, #43 of 131 statewide, top 33%, 909 students, 16% FRL).
• Market conditions: 127 active listings in the ZIP; solid renter incomes; 120 units permitted in Elko County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $355 appreciation (0.1% local appreciation)).
• Elko County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$30k 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.
• Current owner paid $172k; list at $325k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,246 (29.2% 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. 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?
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: 0.71% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $336,960
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Springfield Pkwy	0.00mi	3/2.0	1,620 (0%)	1mo	$325,000	$201	99
105 Brentwood Dr	0.14mi	3/2.0	1,560 (-4%)	3mo	$325,000	$208	84
135 Springfield Pkwy	0.15mi	4/2.0 (+1)	1,716 (+6%)	11mo	$290,000	$169	69
236 Nellie Ln	0.68mi	3/2.0	1,716 (+6%)	20mo	$469,000	$273	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.84×
• Total profit: $-14,900
• Equity at exit: $96,147

10-year hold

• IRR: 2.2%
• Equity multiple: 1.24×
• Total profit: $22,015
• Equity at exit: $117,000

Cash invested: $91,000 (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 89815

• Home prices YoY: 0.1%
• Active inventory: 127
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,302 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$88 /mo · $1,051/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-108

Break-even live

Break-even rent $2,440

Max offer price $305,857

Occupancy floor 100%

Sensitivity live

Price	-10% $76	-5% $-16	+0% $-108	+5% $-200	+10% $-292
Rent	-10% $-290	-5% $-199	+0% $-108	+5% $-17	+10% $74
Rate	-1.0pp $55	-0.5pp $-26	base $-108	+0.5pp $-193	+1.0pp $-278

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-09
   status Pending
2. 2026-04-07
   listed $325,000 Active
3. 2020-04-17
   soldstatus $172,500 632-char remark

   Show marketing remark (632 chars)

   PRICE IMPROVEMENT! Great location! NO ASSOCIATION DUES! Cute 3 bedroom 2 bath home with a fantastic view! This home has a lot of pluses that you wont want to miss viewing at this price. The kitchen features a cute little breakfast nook, a large pantry and a dining area. Master bedroom is large with the master bathroom featuring separate sinks, a walk in shower and a beautiful soaker tub. Split floor plan with the other two remaining bedrooms and bathroom in the opposite end of the home. Outside is a large deck and fully fenced back yard that backs up to ranch land. Seller is taking the panels around the goat area.

4. 2020-04-17
   soldstatus $172,500

   Show marketing remark (632 chars)

   PRICE IMPROVEMENT! Great location! NO ASSOCIATION DUES! Cute 3 bedroom 2 bath home with a fantastic view! This home has a lot of pluses that you wont want to miss viewing at this price. The kitchen features a cute little breakfast nook, a large pantry and a dining area. Master bedroom is large with the master bathroom featuring separate sinks, a walk in shower and a beautiful soaker tub. Split floor plan with the other two remaining bedrooms and bathroom in the opposite end of the home. Outside is a large deck and fully fenced back yard that backs up to ranch land. Seller is taking the panels around the goat area.

5. 2019-10-02
   listed $180,000 632-char remark

   Show marketing remark (632 chars)

   PRICE IMPROVEMENT! Great location! NO ASSOCIATION DUES! Cute 3 bedroom 2 bath home with a fantastic view! This home has a lot of pluses that you wont want to miss viewing at this price. The kitchen features a cute little breakfast nook, a large pantry and a dining area. Master bedroom is large with the master bathroom featuring separate sinks, a walk in shower and a beautiful soaker tub. Split floor plan with the other two remaining bedrooms and bathroom in the opposite end of the home. Outside is a large deck and fully fenced back yard that backs up to ranch land. Seller is taking the panels around the goat area.

6. 2015-03-06
   soldstatus $135,000
7. 2007-02-28
   soldstatus $149,500
8. 1994-10-17
   soldstatus $82,000

ⓘ 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: $1,051 · $88/mo
• Projected year-2 tax: $1,918 · $160/mo
• Expected delta: +$867/yr (+$72/mo · 82.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,630
• − Mortgage interest: −$18,205
• − Property taxes: −$1,051
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,210
• − Management: −$2,210
• − Depreciation: −$9,455
• Taxable loss: −$7,126
• Est. tax savings @ 24.0%: +$1,710
• After-tax cash flow: $410/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: Elko County School District
• NCES district ID: 3200120
• Math proficiency: 22% ▼ -10.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $70,371
• Composite: 28.09/100
• National rank: #6831
• State rank: #9 of 17 in NV

Livability — Spring Creek

• Score: 68/100
• State rank: #32
• US rank: #9445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring Creek, NV
• County: Elko County · 15,636 people
• City population: 15,636
• Metro: Elko, NV
• Population (ZIP): 15,636
• Household income: $102,926
• Rent vs Own: 12.1% rent · 87.9% own
• Severe rent burden: 172.0

Population outlook (Elko County) Hauer SSP2

• Today (2025): 56,797 people
• By 2030: 59,107 · +4.1%
• By 2040: 63,513 · +11.8%
• By 2050: 66,996 · +18.0%
• By 2075: 73,785 · +29.9%
• By 2100: 72,352 · +27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 5% Lithuanian 4% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Elko

• 2024 margin: Solid R (+56.6) · D 20.6% · R 77.2% · Other 2.1%
• 2008→2024 swing: -16.2pp toward R · 2008: -40.5pp · 2024: -56.6pp
• All cycles: 2024: R+56.6 2020: R+55.5 2016: R+54.7 2012: R+53.2 2008: R+40.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.11%
• Current HPI: 160.8242
• Rent YoY: —
• Metro: Elko, NV
• 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

+296.3% since first listed

8 events — show timeline

• 2026-04-09 Pending — ECRMLS
• 2026-04-07 Listed $325,000 ECRMLS
• 2020-04-17 Sold (Public Records) $172,500 Public Records
• 2020-04-17 Sold (MLS) $172,500 ECRMLS
• 2019-10-02 Listed $180,000 ECRMLS
• 2015-03-06 Sold (Public Records) $135,000 Public Records
• 2007-02-28 Sold (Public Records) $149,500 Public Records
• 1994-10-17 Sold (Public Records) $82,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,051 · +3.0% YoY. Source: county tax records.