9320 Iroquois Trl · Stagecoach, NV 89429

$290,000

3 bd · 1.0 ba · 1,216 sqft · Manufactured · 222 Days on market

Built 1964 20 ac lot $238/sqft · 16% below area Est $346k · 16% under

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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).

• ARV discount +14.8/15.0
• Appreciation +8.2/10.0
• Cash flow +6.8/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Discover wide-open possibilities on this expansive 20-acre parcel in the desirable Stagecoach, NV community. Tucked away yet easily accessible, this flat property gives you the freedom to create your ideal ranchette, bring your horses, build out-buildings and workshops, or simply spread out and enjoy privacy and space. The site includes a livable but older 3-bedroom/1-bath home (~1,216 sq ft) that offers a turn-key base while you plan future upgrades or expansion. Home is not converted. Additions have been permitted. Selling agent has lending options available. If possible please give 24 hour showing notice.

Key facts

• Bring your horses
• 20 acre parcel
• Workshops

Tags

• 20 ACRE PARCEL
• FULLY FENCED PROPERTY
• BRING YOUR HORSES
• BUILD OUT-BUILDINGS
• WORKSHOPS
• ENJOY PRIVACY AND SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $290k.

Deal economics

• At list price, monthly cash flow is $-449 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (32.1% below list).
• Recommended offer: $197k (32.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#33 in NV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Lyon County School District (town): math 21% / reading 35% proficiency, ranked #14 of 17 in NV (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 247 active listings in the ZIP; 297 units permitted in Lyon County in 2024 (80 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($2k loan paydown + $18k appreciation (6.4% local appreciation)).
• Lyon County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $79k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $290k implies a 1060% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,833 (32.1% 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. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.64%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $346,019
• List price: $290,000
• Delta: -16.19%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8905 Iroquois Trl	0.41mi	3/2.0	1,250 (+3%)	5mo	$365,000	$292	68
5100 Arapaho Ct	0.42mi	3/2.0	1,157 (-5%)	18mo	$299,000	$258	53
5295 Meadow Ln	0.58mi	3/2.0	1,222 (+0%)	21mo	$315,000	$258	50
8920 Eugene Ct	0.40mi	3/2.0	1,352 (+11%)	14mo	$305,000	$226	47
5310 Desert Ln	0.55mi	3/2.0	1,344 (+10%)	13mo	$380,000	$283	42
5370 Meadow	0.69mi	3/2.0	1,056 (-13%)	11mo	$275,000	$260	33

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

Projected returns pro-forma

6.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.76×
• Total profit: $61,409
• Equity at exit: $188,961

10-year hold

• IRR: 11.9%
• Equity multiple: 3.48×
• Total profit: $201,566
• Equity at exit: $348,568

Cash invested: $81,200 (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 89429

• Home prices YoY: 2.4%
• Active inventory: 247
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,968 medium
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-449

Break-even live

Break-even rent $2,537

Max offer price $225,008

Occupancy floor —

Sensitivity live

Price	-10% $-249	-5% $-349	+0% $-449	+5% $-549	+10% $-650
Rent	-10% $-605	-5% $-527	+0% $-449	+5% $-371	+10% $-294
Rate	-1.0pp $-303	-0.5pp $-375	base $-449	+0.5pp $-524	+1.0pp $-601

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-22
   days on market $290,000 Active 222 DOM
2. 2026-06-18
   days on market $290,000 Active 219 DOM
3. 2026-06-17
   days on market $290,000 Active 218 DOM
4. 2026-06-16
   days on market $290,000 Active 217 DOM
5. 2026-06-15
   days on market $290,000 Active 216 DOM
6. 2026-06-14
   days on market $290,000 Active 214 DOM
7. 2026-06-13
   days on market $290,000 Active 213 DOM
8. 2026-06-10
   days on market $290,000 Active 211 DOM
9. 2026-06-09
   days on market $290,000 Active 210 DOM
10. 2026-06-08
    days on market $290,000 Active 209 DOM
11. 2026-06-07
    days on market $290,000 Active 208 DOM
12. 2026-04-15
    price $317,000 616-char remark

    Show marketing remark (616 chars)

    Discover wide-open possibilities on this expansive 20-acre parcel in the desirable Stagecoach, NV community. Tucked away yet easily accessible, this flat property gives you the freedom to create your ideal ranchette, bring your horses, build out-buildings and workshops, or simply spread out and enjoy privacy and space. The site includes a livable but older 3-bedroom/1-bath home (~1,216 sq ft) that offers a turn-key base while you plan future upgrades or expansion. Home is not converted. Additions have been permitted. Selling agent has lending options available. If possible please give 24 hour showing notice.

13. 2026-03-15
    price $349,000 616-char remark

    Show marketing remark (616 chars)

    Discover wide-open possibilities on this expansive 20-acre parcel in the desirable Stagecoach, NV community. Tucked away yet easily accessible, this flat property gives you the freedom to create your ideal ranchette, bring your horses, build out-buildings and workshops, or simply spread out and enjoy privacy and space. The site includes a livable but older 3-bedroom/1-bath home (~1,216 sq ft) that offers a turn-key base while you plan future upgrades or expansion. Home is not converted. Additions have been permitted. Selling agent has lending options available. If possible please give 24 hour showing notice.

14. 2026-02-13
    price $355,000 616-char remark

    Show marketing remark (616 chars)

    Discover wide-open possibilities on this expansive 20-acre parcel in the desirable Stagecoach, NV community. Tucked away yet easily accessible, this flat property gives you the freedom to create your ideal ranchette, bring your horses, build out-buildings and workshops, or simply spread out and enjoy privacy and space. The site includes a livable but older 3-bedroom/1-bath home (~1,216 sq ft) that offers a turn-key base while you plan future upgrades or expansion. Home is not converted. Additions have been permitted. Selling agent has lending options available. If possible please give 24 hour showing notice.

15. 2026-01-07
    price $359,000 616-char remark

    Show marketing remark (616 chars)

    Discover wide-open possibilities on this expansive 20-acre parcel in the desirable Stagecoach, NV community. Tucked away yet easily accessible, this flat property gives you the freedom to create your ideal ranchette, bring your horses, build out-buildings and workshops, or simply spread out and enjoy privacy and space. The site includes a livable but older 3-bedroom/1-bath home (~1,216 sq ft) that offers a turn-key base while you plan future upgrades or expansion. Home is not converted. Additions have been permitted. Selling agent has lending options available. If possible please give 24 hour showing notice.

16. 2025-11-06
    listed $369,000 Active 616-char remark

    Show marketing remark (616 chars)

    Discover wide-open possibilities on this expansive 20-acre parcel in the desirable Stagecoach, NV community. Tucked away yet easily accessible, this flat property gives you the freedom to create your ideal ranchette, bring your horses, build out-buildings and workshops, or simply spread out and enjoy privacy and space. The site includes a livable but older 3-bedroom/1-bath home (~1,216 sq ft) that offers a turn-key base while you plan future upgrades or expansion. Home is not converted. Additions have been permitted. Selling agent has lending options available. If possible please give 24 hour showing notice.

17. 2025-08-13
    historical
18. 2025-06-10
    price $394,000
19. 2025-05-14
    listed $399,000 Active
20. 2016-06-02
    historical
21. 2016-05-02
    listed $139,900 Active - New
22. 2014-09-17
    historical
23. 2014-07-16
    listed $139,000
24. 2014-07-13
    historical
25. 2014-01-13
    listed $149,500
26. 2012-04-12
    soldstatus $25,000
27. 2012-03-20
    historical
28. 2012-03-08
    listed $30,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥94°F today · 22 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: $23,620
• − Mortgage interest: −$16,245
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − Depreciation: −$8,436
• Taxable loss: −$10,640
• Est. tax savings @ 24.0%: +$2,554
• After-tax cash flow: $-2,836/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: Lyon County School District
• NCES district ID: 3200300
• Math proficiency: 21% ▼ -11.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $48,197
• Composite: 24.32/100
• National rank: #7707
• State rank: #14 of 17 in NV

Livability — Stagecoach

• Score: 67/100
• State rank: #33
• US rank: #10361

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stagecoach, NV
• Population (ZIP): 7,949

Population outlook (Lyon County) Hauer SSP2

• Today (2025): 51,655 people
• By 2030: 50,194 · -2.8%
• By 2040: 46,155 · -10.6%
• By 2050: 41,580 · -19.5%
• By 2075: 32,687 · -36.7%
• By 2100: 24,111 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Arabic 1% Chinese 1%

Political lean MEDSL · Lyon

• 2024 margin: Solid R (+44.4) · D 26.7% · R 71.1% · Other 2.2%
• 2008→2024 swing: -26.5pp toward R · 2008: -17.9pp · 2024: -44.4pp
• All cycles: 2024: R+44.4 2020: R+41.1 2016: R+41.5 2012: R+28.6 2008: R+17.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.36%
• Current HPI: 271.5945
• 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

+956.7% since first listed

17 events — show timeline

• 2026-04-15 Price Changed $317,000 NNRMLS
• 2026-03-15 Price Changed $349,000 NNRMLS
• 2026-02-13 Price Changed $355,000 NNRMLS
• 2026-01-07 Price Changed $359,000 NNRMLS
• 2025-11-06 Listed $369,000 NNRMLS
• 2025-08-13 Listing Removed — NNRMLS
• 2025-06-10 Price Changed $394,000 NNRMLS
• 2025-05-14 Listed $399,000 NNRMLS
• 2016-06-02 Listing Removed — NNRMLS
• 2016-05-02 Listed $139,900 NNRMLS
• 2014-09-17 Listing Removed — NNRMLS
• 2014-07-16 Listed $139,000 NNRMLS
• 2014-07-13 Listing Removed — NNRMLS
• 2014-01-13 Listed $149,500 NNRMLS
• 2012-04-12 Sold (MLS) $25,000 NNRMLS
• 2012-03-20 Listing Removed — NNRMLS
• 2012-03-08 Listed $30,000 NNRMLS

Property tax history

+3.4%/yr

Latest (2025): $450 · +3.0% YoY. Source: county tax records.