333 Marble Dr · Spring Creek, NV 89815

$200,000

2 bd · 1.0 ba · 900 sqft · Manufactured · 5 Days on market

Built 2014 1.00 ac lot Est $161k · 24% over $86/mo HOA · 5% of rent

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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 +15.6/30.0
• Appreciation +5.1/10.0
• DSCR +4.8/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Cozy and charming 900 sq ft home located in Spring Creek! This inviting property offers a functional layout that makes the most of every space, creating a comfortable and efficient place to call home. Enjoy a bright living area, practical kitchen, and comfortable bedrooms perfect for easy everyday living. Outside there is a 1250 sq ft shop with power and concrete floor. Two sheds come with this property and an extra large picnic table out front. Plenty of space to enjoy a BBQ outside with friends and family. Whether you're looking for a starter home, investment property, or downsizing opportunity, A great opportunity to enjoy peaceful Nevada living with room to make it your own!

Key facts

• Bright living area
• Practical kitchen
• 1250 sq ft shop

Tags

• BRIGHT LIVING AREA
• PRACTICAL KITCHEN
• 1250 SQ FT SHOP
• CONCRETE FLOOR
• TWO SHEDS
• EXTRA LARGE PICNIC TABLE

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Association amenities include golf course and marina; Association fee approximately $86 per month

Exterior

• Parking: 3 covered spaces; 3-car garage
• Utilities: Public water; 220 volt electric
• Home design: Manufactured home; Residential property
• Construction: Wood siding; Shake roof
• Exterior features: Shed(s)

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Electric water heater
• Bedrooms: 6 total rooms (includes bedrooms and other living spaces)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (Propane); Window cooling unit(s)
• Interior features: Storage; Deck; Fenced yard (full); Natural vegetation
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $174k (13.2% below list).
• Recommended offer: $174k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: schools C-, health & safety C-, amenities 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.
• 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 $2k of equity ($1k loan paydown + $218 appreciation (0.1% local appreciation)).
• Elko County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $200k implies a 900% 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 $173,539 (13.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.87% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $161,100
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
398 Smokey Dr	0.38mi	3/2.0 (+1)	924 (+3%)	2mo	$180,000	$195	67
787 Rustic Ct	0.53mi	2/2.0	924 (+3%)	1mo	$165,000	$179	66
305 Kimble Dr	0.44mi	3/2.0 (+1)	924 (+3%)	4mo	$165,000	$179	63
738 Hayland Dr	0.59mi	3/1.0 (+1)	924 (+3%)	2mo	$100,000	$108	61
376 Merino Dr	0.44mi	3/2.0 (+1)	924 (+3%)	20mo	$170,000	$184	50
415 Westby Dr	0.50mi	3/2.0 (+1)	980 (+9%)	12mo	$120,000	$122	43

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $593
• Equity at exit: $59,167

10-year hold

• IRR: 5.7%
• Equity multiple: 1.62×
• Total profit: $34,802
• Equity at exit: $72,000

Cash invested: $56,000 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,735 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$67 /mo · $807/yr
• Insurance: −$83
• HOA: −$86
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $86

Break-even live

Break-even rent $1,627

Max offer price $200,000

Occupancy floor 90%

Sensitivity live

Price	-10% $199	-5% $142	+0% $86	+5% $29	+10% $-28
Rent	-10% $-52	-5% $17	+0% $86	+5% $154	+10% $223
Rate	-1.0pp $186	-0.5pp $136	base $86	+0.5pp $34	+1.0pp $-19

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $86 · $1,032/yr

Listing history 3 events

1. 2026-05-21
   listed $200,000 Active
2. 2003-06-30
   soldstatus $20,000
3. 1989-10-05
   soldstatus $16,270

ⓘ 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: $807 · $67/mo
• Projected year-2 tax: $1,180 · $98/mo
• Expected delta: +$373/yr (+$31/mo · 46.2%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 19 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: $20,825
• − Mortgage interest: −$11,203
• − Property taxes: −$807
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − HOA: −$1,032
• − Depreciation: −$5,818
• Taxable loss: −$2,368
• Est. tax savings @ 24.0%: +$568
• After-tax cash flow: $1,595/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

+1129.3% since first listed

3 events — show timeline

• 2026-05-21 Listed $200,000 ECRMLS
• 2003-06-30 Sold (Public Records) $20,000 Public Records
• 1989-10-05 Sold (Public Records) $16,270 Public Records

Property tax history

+3.0%/yr

Latest (2025): $807 · -0.1% YoY. Source: county tax records.