150 Chlorite Ct · Reno, NV 89521

$295,000

4 bd · 2.0 ba · 1,792 sqft · Manufactured public records · 1 Days on market

Built 1977 9,845 sqft lot Est $382k · 23% under $35/mo HOA · 1% of rent

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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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +5.9/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home is situated on a very unique lot, above the valley and has a view at the valley and the mountains. Home has many extras like tile bathrooom walls and floors, custom cabinets, decks all around for any type of entertainment, inclosed porch, outside porche with eatable grapes climbing to the top, many roses and wooden gazibo overlooking the valley and the mountain. A little castle for itself.

Key facts

• 9,845 sq ft lot
• 2 garage spots
• Built 1977

Tags

• DETACHED 2 CAR GARAGE

Property features AI

Finance

• HOA & community: Steamboat Mobile Homeowners Association; Monthly association fee of $35 (fee includes: none); Subdivision: Steamboat Springs Estates 3; Public maintained road; public road frontage; Not a senior community

Exterior

• Parking: Detached garage with garage door opener controls and man door (2 garage spaces, 2 parking total)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected; Phone available; Internet available; Water meter installed
• Home design: Manufactured home (double wide); Single-story (one level); No shared/common walls; Facing direction: views of mountains/valley
• Construction: Frame construction with wood siding; Metal pitched roof; Crawl space foundation; Built as a double-wide manufactured home
• Exterior features: Patio; Porch; Full fencing; Mountain and valley views; Gentle sloping lot; Shed(s); Pergola

Interior

• Kitchen: Dishwasher; Disposal; Electric oven
• Bedrooms: Double wide manufactured home configuration
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air (electric); Electric and natural gas forced-air heating
• Interior features: Ceiling fans; Walk-in closets; Double-pane windows; Family room fireplace (1)
• Laundry & utility: Laundry room with washer hookup and electric dryer hookup; Laundry room cabinets

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $295k.

Deal economics

• At list price, monthly cash flow is $783 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Cap rate 9.5% vs local median 2.5% in Reno — 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 78/100 on livability (#4 in NV, #2,370 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living D, crime F.
• Washoe County School District (urban): math 30% / reading 44% proficiency, ranked #6 of 17 in NV (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pleasant Valley Elementary (math 52% / reading 62%, grade C+, #33 of 402 statewide, top 9%, 358 students, 18% FRL); Marce Herz Middle School (math 44% / reading 65%, grade B-, #4 of 109 statewide, top 3%, 823 students, 13% FRL); Galena High School (math 42% / reading 58%, grade D+, #27 of 131 statewide, top 20%, 1,254 students, 14% FRL) — zoned schools average 15% FRL vs 42% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 37% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Washoe County School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.0%/yr); 295 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 4,085 units permitted in Washoe County in 2024 (1,634 in 5+ unit buildings).
• This rent runs 30% of the median local income ($127k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Washoe County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $83k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y 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 $220k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $295,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.09% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.38%
• DSCR: 1.51
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $381,696
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16370 Enargite Cir	0.17mi	3/2.0 (-1)	1,809 (+1%)	1mo	$400,000	$221	85
115 Gemini Cir	0.37mi	4/2.0	1,716 (-4%)	11mo	$365,000	$213	67
155 Gemini Cir	0.31mi	3/2.0 (-1)	1,797 (+0%)	16mo	$400,000	$223	66
255 Zircon Dr	0.11mi	3/2.5 (-1)	1,536 (-14%)	4mo	$310,500	$202	61
16395 Rhyolite Cir	0.12mi	4/2.0	1,584 (-12%)	20mo	$355,000	$224	58
16385 Rhyolite Cir	0.14mi	3/2.0 (-1)	1,536 (-14%)	9mo	$290,000	$189	57
16190 Rhyolite Cir	0.24mi	3/2.0 (-1)	1,666 (-7%)	22mo	$314,900	$189	54

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 · 5.0% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $8,577
• Equity at exit: $43,985

10-year hold

• IRR: 13.9%
• Equity multiple: 2.20×
• Total profit: $99,505
• Equity at exit: $25,506

Cash invested: $82,600 (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 89521

• Rents YoY: 5.0%
• Active inventory: 295
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,225 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$60 /mo · $716/yr
• Insurance: −$123
• HOA: −$35
• Vacancy / Maint / Mgmt: −$677
• Net cashflow: $783

Break-even live

Break-even rent $2,234

Max offer price $295,000

Occupancy floor 71%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 Ruffian Ct Reno, NV	3.0	2.0	1800	$3,100	$1.72	44d	1	1.23mi
14001 Summit Sierra Blvd Reno, NV	1.0–3.0	1.0–2.0	980	$2,928	$2.99	14d	36	1.34mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 2 events

1. 2026-06-17
   remarks 547-char remark
2. 2026-06-17
   listed $295,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NV · Resets to sale price

• Current annual tax: $716 · $60/mo
• Projected year-2 tax: $1,740 · $145/mo
• Expected delta: +$1,025/yr (+$85/mo · 143.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 17 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,700
• − Mortgage interest: −$16,525
• − Property taxes: −$716
• − Insurance: −$1,475
• − Repairs & maintenance: −$3,096
• − Management: −$3,096
• − HOA: −$420
• − Depreciation: −$8,582
• Taxable income: $4,791
• Est. tax owed @ 24.0%: −$1,150
• After-tax cash flow: $8,248/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: Washoe County School District
• NCES district ID: 3200480
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $55,025
• Composite: 32.44/100
• National rank: #5721
• State rank: #6 of 17 in NV

Livability — Reno

• Score: 78/100
• State rank: #4
• US rank: #2370

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washoe County · 454,252 people
• City population: 325,068
• Metro: Reno, NV
• Population (ZIP): 41,859
• Household income: $127,181
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1017.0

Population outlook (Washoe County) Hauer SSP2

• Today (2025): 499,260 people
• By 2030: 523,429 · +4.8%
• By 2040: 564,420 · +13.1%
• By 2050: 595,548 · +19.3%
• By 2075: 652,375 · +30.7%
• By 2100: 661,518 · +32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 11% Two or more races 11% Asian 10% Black 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 84% English-only · Spanish 6% Other Indo-European 4% Other Asian/Pacific 2%

Political lean MEDSL · Washoe

• 2024 margin: Toss-up / Even · D 49.3% · R 48.3% · Other 2.4%
• 2008→2024 swing: -11.7pp toward R · 2008: 12.7pp · 2024: 1.0pp
• All cycles: 2024: D+1.0 2020: D+4.5 2016: D+1.2 2012: D+3.6 2008: D+12.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -332.10%
• Current HPI: 323.9025
• Rent YoY: ▲ 5.00%
• Metro: Reno, 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

+552.6% since first listed

10 events — show timeline

• 2026-06-17 Listed $295,000 NNRMLS
• 2008-07-29 Sold (MLS) $220,000 NNRMLS
• 2008-07-28 Sold (Public Records) $220,000 Public Records
• 2008-05-13 Listing Removed — NNRMLS
• 2008-03-12 Listed $229,900 NNRMLS
• 1995-03-21 Sold (Public Records) $93,750 Public Records
• 1991-07-25 Sold (Public Records) $35,000 Public Records
• 1990-06-06 Sold (Public Records) $40,000 Public Records
• 1990-06-01 Sold (Public Records) $40,000 Public Records
• 1979-12-01 Sold (Public Records) $45,206 Public Records

Property tax history

+2.4%/yr

Latest (2025): $716 · +2.8% YoY. Source: county tax records.