5385 Madeiros Dr · Sun Valley, NV 89433

$329,000

3 bd · 2.0 ba · 1,430 sqft · Manufactured public records · 6 Days on market

Built 1979 0.35 ac lot Est $347k · 5% 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).

• Cash flow +10.4/30.0
• ARV discount +9.9/15.0
• Appreciation +5.4/10.0
• Schools +3.2/10.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

STUNNING AND IMMACULATE Sun Valley home! Charming country location just minutes from Reno! No HOA! 1/3 acre lot w/ potential! Plenty of room for RV and toys! Detached 4 car/shop! New roof for years of protection! Fresh designer 2tone int/ext paint schemes! Bake some fresh cookies in this dream kitchen! Open and spacious living areas w/ plush new carpeting and pad! Grand master suite w/ heavenly master bath retreat! Laundry room! No shortage of yard for entertaining!

Key facts

• Rv parking
• Laundry room
• One-third acre lot

Tags

• ONE-THIRD ACRE LOT
• NO HOA
• RV PARKING
• DETACHED FOUR-CAR GARAGE
• LAUNDRY ROOM
• KITCHEN FOR BAKING

Property features AI

Finance

• Other: Publicly maintained road frontage; Zoning: MDS
• HOA & community: Located in the Sun Valley 6 subdivision; Not a senior community

Exterior

• Parking: Detached garage with 4 parking spaces; RV access/parking; Garage man door
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Internet available
• Home design: Manufactured home (double wide); One story
• Construction: Frame construction with wood siding; Composition shingle roof; Pillar/post/pier foundation; Built as a double wide mobile/manufactured home
• Exterior features: Deck; Partial fencing; Level lot; Mountain views

Interior

• Kitchen: Gas cooktop; Microwave; Disposal; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric cooling; Electric and natural gas heating
• Interior features: Breakfast bar; Primary bedroom on the main floor; Double-pane windows with vinyl frames
• Laundry & utility: Washer and dryer included; Laundry area with cabinets

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $329k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (19.2% below list).
• Recommended offer: $266k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.7% in Sun Valley — 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 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); Procter R. Hug High School (math 11% / reading 18%, grade F, #114 of 131 statewide, top 88%, 2,331 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 37% district-wide (-22 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; 15 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 $5k of equity ($2k loan paydown + $3k appreciation (0.8% local appreciation)).
• Washoe County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y 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 $135k; list at $329k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $265,817 (19.2% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 0.81% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $347,490
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5377 Corral Dr	0.29mi	3/2.0	1,326 (-7%)	2mo	$390,000	$294	73
5275 Lupin Dr	0.33mi	3/2.0	1,584 (+11%)	9mo	$398,000	$251	60
565 E 1st	0.66mi	3/2.0	1,440 (+1%)	12mo	$380,000	$264	59
520 Wall Canyon Dr	0.55mi	3/2.0	1,344 (-6%)	7mo	$355,000	$264	58
347 Short Ave	0.34mi	3/2.0	1,218 (-15%)	2mo	$202,500	$166	57
380 E 6th Ave	0.53mi	3/2.0	1,536 (+7%)	8mo	$392,000	$255	56
625 Summerhill Dr	0.55mi	2/2.0 (-1)	1,344 (-6%)	6mo	$285,000	$212	54
540 Wall Canyon Dr	0.52mi	3/2.0	1,296 (-9%)	8mo	$315,000	$243	54
5595 Yukon Dr	0.53mi	3/2.0	1,620 (+13%)	4mo	$265,000	$164	50
5610 Charjene Way	0.74mi	3/2.0	1,551 (+8%)	6mo	$375,000	$242	47
5665 Winward	0.71mi	2/2.0 (-1)	1,248 (-13%)	11mo	$299,000	$240	31
5645 Klondike Dr	0.70mi	4/3.0 (+1)	1,620 (+13%)	11mo	$380,000	$235	27

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: -1.7%
• Equity multiple: 0.91×
• Total profit: $-7,875
• Equity at exit: $109,118

10-year hold

• IRR: 3.4%
• Equity multiple: 1.40×
• Total profit: $37,171
• Equity at exit: $142,567

Cash invested: $92,120 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,658 high
• Mortgage (P&I): −$1,725
• Tax est. 1.5%: −$411 /mo · $4,935/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $-174

Break-even live

Break-even rent $2,878

Max offer price $303,867

Occupancy floor —

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
431 Leland Dr Sun Valley, NV	3.0	2.0	1344	$2,700	$2.01	13d	1	0.10mi
425 Leland Dr Sun Valley, NV	3.0	2.0	1344	$2,700	$2.01	13d	1	0.11mi
419 Leland Dr Sun Valley, NV	3.0	2.0	1344	$2,700	$2.01	23d	1	0.11mi
5363 Crest Cove Dr Sun Valley, NV	3.0	2.0	1344	$2,700	$2.01	23d	1	0.15mi
5363 Crest Cove Dr Sun Valley, NV	3.0	2.0	1344	$2,700	$2.01	43d	1	0.15mi
5377 Camino Carlos Dr Sun Valley, NV	3.0	2.0	1344	$2,700	$2.01	23d	1	0.16mi
5370 Beverly Lake Dr Sun Valley, NV	3.0	2.0	1344	$2,700	$2.01	13d	1	0.17mi
5366 Beverly Lake Dr Sun Valley, NV	3.0	2.0	1344	$2,700	$2.01	13d	1	0.17mi
5373 Camino Carlos Dr Sun Valley, NV	3.0	2.0	1344	$2,700	$2.01	43d	1	0.17mi
5362 Beverly Lake Dr Sun Valley, NV	3.0	2.0	1344	$2,700	$2.01	23d	1	0.18mi
5359 Beverly Lake Dr Sun Valley, NV	3.0	2.0	1344	$2,700	$2.01	43d	1	0.20mi
5360 Corral Dr Sun Valley, NV	3.0	2.0	1200	$1,900	$1.58	13d	1	0.32mi
5100 W 1st Ave Sun Valley, NV	1.0–3.0	1.0–2.0	836	$1,431	$1.71	23d	1	1.08mi
4903 Black Falcon Way Sun Valley, NV	3.0	2.5	1774	$2,600	$1.47	43d	1	1.43mi
4400 El Rancho Dr Sun Valley, NV	1.0–2.0	1.0–2.0	740	$1,859	$2.51	13d	9	1.45mi

Listing history 6 events

1. 2026-06-18
   days on market $329,000 Active 6 DOM
2. 2026-06-17
   days on market $329,000 Active 5 DOM
3. 2026-06-16
   days on market $329,000 Active 4 DOM
4. 2026-06-15
   days on market $329,000 Active 3 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $329,000 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: $31,898
• − Mortgage interest: −$18,429
• − Property taxes: −$4,935
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,552
• − Management: −$2,552
• − Depreciation: −$9,571
• Taxable loss: −$7,786
• Est. tax savings @ 24.0%: +$1,869
• After-tax cash flow: $-216/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

+948.3% since first listed

18 events — show timeline

• 2026-06-12 Listed $329,000 NNRMLS
• 2015-04-14 Sold (Public Records) $135,000 Public Records
• 2015-04-14 Sold (MLS) $134,900 NNRMLS
• 2015-02-04 Pending — NNRMLS
• 2015-01-24 Price Changed $134,900 NNRMLS
• 2015-01-08 Price Changed $137,900 NNRMLS
• 2014-12-11 Price Changed $139,900 NNRMLS
• 2014-11-25 Listed $144,900 NNRMLS
• 2012-10-17 Listing Removed — NNRMLS
• 2012-10-16 Listed $39,500 NNRMLS
• 2005-03-24 Sold (Public Records) $173,500 Public Records
• 2005-03-03 Listing Removed — NNRMLS
• 2004-12-08 Listed $174,500 NNRMLS
• 2004-07-30 Listing Removed — NNRMLS
• 2004-05-14 Listed $100,800 NNRMLS
• 2002-10-30 Sold (Public Records) $110,000 Public Records
• 1986-10-01 Sold (Public Records) $34,000 Public Records
• 1986-10-01 Sold (Public Records) $31,385 Public Records

Property tax history

-35.5%/yr

Latest (2025): $4 · -24.8% YoY. Source: county tax records.