103 Grumpy Ln · Sun Valley, NV 89433

$275,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 4 Days on market

Built 1979 8,973 sqft lot Est $321k · 14% 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).

• Cash flow +16.5/30.0
• ARV discount +14.0/15.0
• Appreciation +5.4/10.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Manufactured home CONVERTED to real property, owner owns the land/lot, handicap ramp installed by VA, all Appliances stay. All Windows double paned. Swamp Cooler, New Fencing, new electric, upgraded plumbing, new patio deck, remodeled guest bathroom, Storage shed, Owner has added 24,000 lbs of decomposed granite to the landscaping. Granite Counters, Apple trees,

Key facts

• 8,973 sq ft lot
• 2 parking spots
• Built 1979

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water and public sewer; Electricity available and connected; Natural gas available and connected; Phone available; Internet available and connected; Cellular coverage; Water meter installed
• Home design: Manufactured double-wide home; Single-story (one level); No attached neighbors / no common walls
• Construction: Aluminum siding, frame, and metal siding construction; Pitched metal roof; 8-point foundation
• Exterior features: Fully fenced backyard; Level lot; Mountain views

Interior

• Kitchen: Disposal; Dishwasher; Gas range; Gas cooktop; Refrigerator
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Evaporative cooling
• Interior features: Pantry; Primary bedroom on the main level; Double-pane windows with vinyl frames
• Laundry & utility: Dedicated laundry room with cabinets

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/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 $261k (5.1% below list).
• Recommended offer: $261k (5.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#72 in NV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute 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: Sun Valley Elementary (math 13% / reading 17%, grade F, #338 of 402 statewide, top 85%, 502 students, 100% FRL); Desert Skies Middle School (math 10% / reading 22%, grade F, #92 of 109 statewide, top 84%, 978 students, 100% FRL); Spanish Springs High School (math 18% / reading 41%, grade F, #67 of 131 statewide, top 53%, 2,057 students, 17% FRL) — zoned schools average 72% FRL vs 42% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 37% district-wide (-17 pts) — the specific schools serving this property underperform the Washoe County School District average; the district grade overstates school quality for this exact location.
• Market conditions: 47 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 4,085 units permitted in Washoe County in 2024 (1,634 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.8% local appreciation)).
• Washoe County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k 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.
• 5 sale attempts since 8y 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 $235k; 17% 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 $260,898 (5.1% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.95% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.50%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $321,216
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5570 Sidehill Dr	0.21mi	3/2.0	1,380 (+3%)	4mo	$304,000	$220	82
5530 Highline Ct	0.13mi	3/2.0	1,440 (+7%)	4mo	$359,900	$250	78
310 W 6th Ave	0.48mi	3/2.0	1,344 (0%)	5mo	$265,000	$197	73
5474 Quid Ln	0.45mi	3/2.0	1,272 (-5%)	3mo	$200,000	$157	68
5585 Sidehill Dr	0.24mi	2/2.0 (-1)	1,440 (+7%)	9mo	$195,000	$135	64
5760 Leon Dr	0.52mi	3/3.0	1,320 (-2%)	7mo	$320,000	$242	63
5590 Lil Abner Ln	0.21mi	2/2.0 (-1)	1,152 (-14%)	5mo	$275,000	$239	58
230 Penelope Dr	0.60mi	3/2.0	1,422 (+6%)	6mo	$295,000	$207	57
365 Martinez Dr	0.52mi	3/2.0	1,496 (+11%)	1mo	$426,000	$285	56
347 Short Ave	0.64mi	3/2.0	1,218 (-9%)	2mo	$202,500	$166	52
5707 Jacobson Rd	0.47mi	3/2.0	1,152 (-14%)	11mo	$280,000	$243	45
380 E 6th Ave	0.61mi	3/2.0	1,536 (+14%)	8mo	$392,000	$255	41

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

Projected returns pro-forma

0.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.17×
• Total profit: $12,901
• Equity at exit: $91,208

10-year hold

• IRR: 8.0%
• Equity multiple: 1.95×
• Total profit: $73,141
• Equity at exit: $119,167

Cash invested: $77,000 (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 89433

• Home prices YoY: 0.3%
• Active inventory: 47
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,609 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $161

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 89%

Sensitivity live

Price	-10% $351	-5% $256	+0% $161	+5% $66	+10% $-29
Rent	-10% $-45	-5% $58	+0% $161	+5% $264	+10% $367
Rate	-1.0pp $299	-0.5pp $231	base $161	+0.5pp $89	+1.0pp $17

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5363 Crest Cove Dr Sun Valley, NV	3.0	2.0	1344	$2,700	$2.01	44d	1	0.75mi
5363 Crest Cove Dr Sun Valley, NV	3.0	2.0	1344	$2,700	$2.01	24d	1	0.75mi
419 Leland Dr Sun Valley, NV	3.0	2.0	1344	$2,700	$2.01	24d	1	0.84mi
425 Leland Dr Sun Valley, NV	3.0	2.0	1344	$2,700	$2.01	14d	1	0.85mi
431 Leland Dr Sun Valley, NV	3.0	2.0	1344	$2,700	$2.01	14d	1	0.86mi
5370 Beverly Lake Dr Sun Valley, NV	3.0	2.0	1344	$2,700	$2.01	14d	1	0.87mi
5359 Beverly Lake Dr Sun Valley, NV	3.0	2.0	1344	$2,700	$2.01	44d	1	0.88mi
5366 Beverly Lake Dr Sun Valley, NV	3.0	2.0	1344	$2,700	$2.01	14d	1	0.88mi
5362 Beverly Lake Dr Sun Valley, NV	3.0	2.0	1344	$2,700	$2.01	24d	1	0.88mi
5377 Camino Carlos Dr Sun Valley, NV	3.0	2.0	1344	$2,700	$2.01	24d	1	0.89mi
5373 Camino Carlos Dr Sun Valley, NV	3.0	2.0	1344	$2,700	$2.01	44d	1	0.90mi
5360 Corral Dr Sun Valley, NV	3.0	2.0	1200	$1,900	$1.58	14d	1	1.14mi
5100 W 1st Ave Sun Valley, NV	1.0–3.0	1.0–2.0	836	$1,431	$1.71	24d	1	1.17mi

Listing history 5 events

1. 2026-06-18
   days on market $275,000 Active 4 DOM
2. 2026-06-17
   days on market $275,000 Active 3 DOM
3. 2026-06-16
   days on market $275,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $275,000 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 6 d/yr ≥94°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,308
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,505
• − Management: −$2,505
• − Depreciation: −$8,000
• Taxable loss: −$2,606
• Est. tax savings @ 24.0%: +$625
• After-tax cash flow: $2,553/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 — Sun Valley

• Score: 61/100
• State rank: #72
• US rank: #17949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sun Valley, NV
• City population: 23,385
• Population (ZIP): 23,385

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 53% White 39% Two or more races 16% Native American 3% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Russian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 20% · Canada
• Languages at home: 64% English-only · Spanish 34% Other Indo-European 1%

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: ▲ 0.81%
• Current HPI: 310.5538
• 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

+511.1% since first listed

47 events — show timeline

• 2026-06-11 Listed $275,000 NNRMLS
• 2020-08-13 Sold (MLS) $235,000 NNRMLS
• 2020-07-14 Contingent — NNRMLS
• 2020-07-09 Relisted — NNRMLS
• 2020-06-26 Contingent — NNRMLS
• 2020-06-04 Listed $225,000 NNRMLS
• 2020-05-14 Listing Removed — NNRMLS
• 2020-03-03 Price Changed $225,000 NNRMLS
• 2020-02-26 Price Changed $232,000 NNRMLS
• 2020-02-14 Listed $240,000 NNRMLS
• 2019-03-22 Sold (Public Records) $170,000 Public Records
• 2019-03-22 Sold (MLS) $170,000 NNRMLS
• 2019-02-28 Price Changed $170,000 NNRMLS
• 2019-02-28 Price Changed $164,000 NNRMLS
• 2019-02-28 Contingent — NNRMLS
• 2019-02-06 Price Changed $163,700 NNRMLS
• 2019-01-28 Price Changed $163,800 NNRMLS
• 2019-01-18 Price Changed $164,000 NNRMLS
• 2019-01-05 Price Changed $165,000 NNRMLS
• 2019-01-03 Price Changed $167,000 NNRMLS
• 2018-12-28 Price Changed $168,000 NNRMLS
• 2018-12-22 Price Changed $169,300 NNRMLS
• 2018-12-16 Price Changed $169,400 NNRMLS
• 2018-12-10 Price Changed $169,500 NNRMLS
• 2018-12-03 Price Changed $169,800 NNRMLS
• 2018-11-30 Price Changed $169,900 NNRMLS
• 2018-11-28 Price Changed $174,000 NNRMLS
• 2018-11-21 Price Changed $175,000 NNRMLS
• 2018-11-15 Price Changed $179,900 NNRMLS
• 2018-11-13 Price Changed $189,000 NNRMLS
• 2018-11-08 Price Changed $189,400 NNRMLS
• 2018-11-03 Price Changed $189,500 NNRMLS
• 2018-11-01 Price Changed $195,000 NNRMLS
• 2018-10-30 Price Changed $198,000 NNRMLS
• 2018-10-26 Price Changed $199,000 NNRMLS
• 2018-10-19 Price Changed $199,600 NNRMLS
• 2018-10-14 Price Changed $199,800 NNRMLS
• 2018-10-10 Price Changed $200,000 NNRMLS
• 2018-10-04 Price Changed $203,900 NNRMLS
• 2018-10-04 Price Changed $204,000 NNRMLS
• 2018-09-29 Price Changed $209,000 NNRMLS
• 2018-09-24 Price Changed $210,300 NNRMLS
• 2018-09-19 Price Changed $212,000 NNRMLS
• 2018-09-14 Listed $214,000 NNRMLS
• 2014-04-18 Sold (Public Records) $40,000 Public Records
• 2000-09-28 Listing Removed — NNRMLS
• 2000-09-27 Sold (Public Records) $45,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $529 · +7.8% YoY. Source: county tax records.