1 Four Place Ln · Topaz, CA 89410

$250,000

3 bd · 2.0 ba · 1,737 sqft · Manufactured public records · 71 Days on market

Built 2000 40 ac 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 +15.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +3.8/10.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredible opportunity to own almost 40 acres of land completely off grid! The manufactured home has been converted to real property and presents a functional layout but could use some TLC. There is a spacious living room with ample natural light and nice mountain views. The kitchen has plenty of cabinet space, an island and breakfast nook. There is also a formal dining room. The primary bedroom is decently sized with a walk in closet and the primary bathroom has double sinks and a shower stall. There are two guest bedrooms. Outside, you will find abundant open space presenting an ideal opportunity to bring all of your toys and enjoy the outdoors! The possibilities are endless! This home is completely off grid and relies on solar power. The well is powered by a diesel fed generator. Heat, stove and water heater are all propane powered. Due to condition of the home, this will likely need to be a cash sale only.

Key facts

• Ample natural light
• Functional layout
• 40 acres of land

Tags

• 40 ACRES OF LAND
• FUNCTIONAL LAYOUT
• AMPLE NATURAL LIGHT
• MOUNTAIN VIEWS
• PLENTY OF CABINET SPACE
• ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $118 ($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 $205k (18.0% below list).
• Recommended offer: $205k (18.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#555 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: commute C-, health & safety C-, crime D.
• Douglas County School District (town): math 36% / reading 51% proficiency, ranked #3 of 17 in NV (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Minden Elementary School (math 57% / reading 57%, grade C+, #33 of 402 statewide, top 9%, 380 students, 25% FRL); Pau Wa Lu Middle School (math 27% / reading 41%, grade F, #35 of 109 statewide, top 33%, 481 students, 36% FRL); Douglas High School (math 30% / reading 54%, grade F, #35 of 131 statewide, top 28%, 1,643 students, 22% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: 314 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Douglas County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $180k; 39% 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 $205,014 (18.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
6. 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?
7. 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.
8. 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.
9. 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: 6.86%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.2%
• Equity multiple: 0.53×
• Total profit: $-33,133
• Equity at exit: $37,276

10-year hold

• IRR: -4.3%
• Equity multiple: 0.72×
• Total profit: $-19,650
• Equity at exit: $21,615

Cash invested: $70,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 89410

• Home prices YoY: -32.5%
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,050 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$87 /mo · $1,043/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $118

Break-even live

Break-even rent $1,901

Max offer price $250,000

Occupancy floor 89%

Sensitivity live

Price	-10% $259	-5% $188	+0% $118	+5% $47	+10% $-24
Rent	-10% $-44	-5% $37	+0% $118	+5% $199	+10% $279
Rate	-1.0pp $243	-0.5pp $181	base $118	+0.5pp $53	+1.0pp $-13

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $250,000 Active 71 DOM
2. 2026-06-18
   days on market $250,000 Active 70 DOM
3. 2026-06-17
   days on market $250,000 Active 69 DOM
4. 2026-06-16
   days on market $250,000 Active 68 DOM
5. 2026-06-15
   days on market $250,000 Active 67 DOM
6. 2026-06-14
   days on market $250,000 Active 65 DOM
7. 2026-06-13
   days on market $250,000 Active 64 DOM
8. 2026-06-10
   days on market $250,000 Active 62 DOM
9. 2026-06-09
   days on market $250,000 Active 61 DOM
10. 2026-06-08
    days on market $250,000 Active 60 DOM
11. 2026-06-07
    days on market $250,000 Active 59 DOM
12. 2026-06-05
    days on market $250,000 Active 56 DOM
13. 2026-06-03
    days on market $250,000 Active 55 DOM
14. 2026-06-02
    days on market $250,000 Active 54 DOM
15. 2026-06-01
    days on market $250,000 Active 53 DOM
16. 2026-05-31
    days on market $250,000 Active 52 DOM
17. 2026-05-30
    days on market $250,000 Active 51 DOM
18. 2026-04-09
    listed $250,000 Active 923-char remark

    Show marketing remark (923 chars)

    Incredible opportunity to own almost 40 acres of land completely off grid! The manufactured home has been converted to real property and presents a functional layout but could use some TLC. There is a spacious living room with ample natural light and nice mountain views. The kitchen has plenty of cabinet space, an island and breakfast nook. There is also a formal dining room. The primary bedroom is decently sized with a walk in closet and the primary bathroom has double sinks and a shower stall. There are two guest bedrooms. Outside, you will find abundant open space presenting an ideal opportunity to bring all of your toys and enjoy the outdoors! The possibilities are endless! This home is completely off grid and relies on solar power. The well is powered by a diesel fed generator. Heat, stove and water heater are all propane powered. Due to condition of the home, this will likely need to be a cash sale only.

19. 2017-08-01
    soldstatus $180,000 Sold 185-char remark

    Show marketing remark (185 chars)

    Almost 40 acres of land completely off grid. Newer manufactured home with solar power, well and septic. Double oven in kitchen. 1500 gallon propane tank. 6000 gallon water holding tank.

20. 2017-08-01
    soldstatus $180,000

    Show marketing remark (185 chars)

    Almost 40 acres of land completely off grid. Newer manufactured home with solar power, well and septic. Double oven in kitchen. 1500 gallon propane tank. 6000 gallon water holding tank.

21. 2017-05-31
    historical Active - Pending 185-char remark

    Show marketing remark (185 chars)

    Almost 40 acres of land completely off grid. Newer manufactured home with solar power, well and septic. Double oven in kitchen. 1500 gallon propane tank. 6000 gallon water holding tank.

22. 2017-04-07
    price $188,000 185-char remark

    Show marketing remark (185 chars)

    Almost 40 acres of land completely off grid. Newer manufactured home with solar power, well and septic. Double oven in kitchen. 1500 gallon propane tank. 6000 gallon water holding tank.

23. 2017-03-29
    listed $200,000 Active - New 185-char remark

    Show marketing remark (185 chars)

    Almost 40 acres of land completely off grid. Newer manufactured home with solar power, well and septic. Double oven in kitchen. 1500 gallon propane tank. 6000 gallon water holding tank.

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,043 · $87/mo
• Projected year-2 tax: $1,900 · $158/mo
• Expected delta: +$857/yr (+$71/mo · 82.2%)

ⓘ 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 ≥90°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: $24,602
• − Mortgage interest: −$14,004
• − Property taxes: −$1,043
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$7,273
• Taxable loss: −$2,904
• Est. tax savings @ 24.0%: +$697
• After-tax cash flow: $2,107/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: Douglas County School District
• NCES district ID: 3200090
• Math proficiency: 36% ▼ -8.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $59,850
• Composite: 38.28/100
• National rank: #4235
• State rank: #3 of 17 in NV

Livability — Topaz

• Score: 61/100
• State rank: #555
• US rank: #18377

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 242
• Population (ZIP): 10,970

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 48,884 people
• By 2030: 48,922 · +0.1%
• By 2040: 47,504 · -2.8%
• By 2050: 44,750 · -8.5%
• By 2075: 39,162 · -19.9%
• By 2100: 34,512 · -29.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 15% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 3% Russian 3% Portuguese 2%
• Foreign-born: 6% · Canada, Jamaica, Vietnam
• Languages at home: 89% English-only · Spanish 7% Russian/Polish/Slavic 2% Other Indo-European 1%

Political lean MEDSL · Douglas

• 2024 margin: Solid R (+32.9) · D 32.5% · R 65.3% · Other 2.1%
• 2008→2024 swing: -17.4pp toward R · 2008: -15.5pp · 2024: -32.9pp
• All cycles: 2024: R+32.9 2020: R+29.5 2016: R+32.1 2012: R+26.8 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.75%
• Current HPI: 313.4424
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+25.0% since first listed

6 events — show timeline

• 2026-04-09 Listed $250,000 NNRMLS
• 2017-08-01 Sold (Public Records) $180,000 Public Records
• 2017-08-01 Sold (MLS) $180,000 NNRMLS
• 2017-05-31 Contingent — NNRMLS
• 2017-04-07 Price Changed $188,000 NNRMLS
• 2017-03-29 Listed $200,000 NNRMLS

Property tax history

+3.0%/yr

Latest (2022): $1,043 · +3.0% YoY. Source: county tax records.