Legal use
Prove the bedrooms, bathroom, second kitchen, laundry, exits, and rental occupancy—not just the square footage.
The issue in one sentence
The MLS sells a second residence. The July county record describes one manufactured-home unit with an addition.
01 / What the records say
The property fits the dream.
The paperwork may not.
TopicMLS claimCurrent public recordRequired proof
Living area3,048 sq ft1,848 sq ft main living area + 1,200 sq ft “MH addition”Finaled addition permit, approved plans, appraisal treatment
Bedrooms / baths5 / 33 / 2Approved floor plan, egress, plumbing permits, certificate of occupancy
Second residence1,200 sq ft ADU with kitchen and laundryOne building unit, one property unit; addition is not separately identified as a dwellingCounty determination that independent rental occupancy is lawful
WaterPublic water + meterWell, pressure system + septicCurrent bill, meter number, service map, well log and water test
Foundation8-point foundation2001 conversion permit closed; 8-point foundation noted; real-property classificationTL-110 / Real Property Notice + current engineer certification acceptable to lender
Recent historyListed Jun 24; contingent Jul 9; relisted Jul 16Recorded Apr 7, 2026 transfer at $300,000Failed-deal file + invoices and scope supporting the $120,000 step-up
Source posture: the county record was last inspected July 14, 2026. It is not itself proof of code compliance, but the conflict is too material to waive away.
Open county parcel record ↗Finance
Obtain property-specific lender pre-clearance using the actual manufactured-home and addition documents.
Insurance
Get a bindable manufactured-home quote that accepts the wildfire exposure, shop, roommates, and business use.
Infrastructure
Resolve public water versus well, septic design capacity, propane obligations, gas feasibility, power, and internet.
Failed deal
Find out exactly why the prior buyer exited and obtain every reusable report the seller can legally provide.
02 / Agent meeting
Ask the questions
in this order.
0 / 0 answered
03 / House-hack model
Make the dream
survive the math.
Planning model only. It excludes unverified ADU income, uses room rent, and makes reserves visible instead of pretending repairs are free.
Base scenario
Net monthly housing cost—after vacancy-adjusted room rent
Per owner / month—
P&I—
All-in before rent—
Effective room rent—
Modeled cash needed—
Loan amount—
Replace the insurance field with a bindable quote. Replace taxes with the title/assessor estimate. A manufactured-home rate, mortgage insurance, or appraisal condition may differ from the national benchmark.
04 / Reusable framework
Score the property.
Obey the gates.
0/ 100HOLD
A high score cannot rescue a failed legal-use, lender, insurance, foundation/title, or water/septic gate. “Unknown” is not a soft pass.
Quiet compute + leverage
- Reliable fiber or proven fixed-wireless failover
- Separate office/AI lab with cooling and clean power
- Room-rent demand without destroying privacy
- Low enough carrying cost to keep business runway
Workshop + practical control
- Permitted shop with adequate service, heat, ventilation, and access
- Legal equipment, material, trailer, and commercial-vehicle storage
- High-value sweat-equity work that stays outside foundation/concrete scope
- Space that does not convert residential parking into a code problem
House hack without fragility
- Livable with one renter, attractive with three
- Two owner zones plus renter privacy and bathroom capacity
- Six months of carrying costs after close and first repairs
- At least two credible exits that do not require legalization miracles
Reusable search brief
The Cam + Chris buy box
- Legal bones first. Fee-simple land, record-aligned improvements, financeable title, permits, and insurer acceptance.
- Three economic engines. Owner housing saved, rooms rented, and shop/business utility—without needing all three to survive.
- Repairable, not heroic. HVAC, finish work, flooring, kitchens, baths, fencing, and controls are upside; foundation, concrete, major grading, unpermitted structural work, and failed septic are price-breakers.
- Resilient infrastructure. Power, backup, cooling, water, wastewater, fire access, connectivity, and snow/wind loads are inspectable and upgradeable.
- Clean exits. Owner-occupy, whole-property rental, or resale to an ordinary financed buyer—no single-buyer-pool fantasy.
05 / Diligence team
Who proves
what.
Chris's skill lowers renovation cost. It does not replace independent reports when a lender, insurer, permit record, or future buyer will rely on them.
Agent + lender + insurer
Failed-deal history, complete MLS supplements, property-specific manufactured-home pre-clearance, appraisal treatment, and bindable coverage.
Title + county
Deed, liens, easements, TL-110 / Real Property Notice, HUD labels, legal unit count, permit file, certificate of occupancy, zoning, and open violations.
Engineer + inspectors
Foundation certification, additions and load paths, roof/envelope, manufactured-home systems, electrical, HVAC, plumbing, septic, well, shop, pests, moisture, radon, and drainage.
Utilities + fire + internet
Actual service, bills, well/water source, gas-extension feasibility, electrical capacity, solar interconnection, hydrant access, defensible space, and real upload speed.
Appraiser + property manager
Legal-area value, manufactured-home comparables, room rents, whole-property rent, vacancy, roommate demand, and resale liquidity.
Cam + Chris
Scope every repair by permit need, owner-performability, materials, time, sequencing, renter disruption, and the cost of work neither of you should self-perform.
06 / Sources + limits
Evidence,
not vibes.
Property
Current NNRMLS-fed listing ↗ Washoe County parcel record ↗ Washoe regional parcel map ↗ County permit and violation lookup guidance ↗Manufactured home + finance
Washoe real-property conversion guidance ↗ Nevada title and conversion forms ↗ HUD label and data-plate verification ↗ Fannie Mae 2026 MH + ADU update ↗Decision aid, not legal, lending, engineering, tax, insurance, or investment advice. Public databases can be incomplete. Verify material facts directly with the authority, lender, insurer, title company, licensed inspector, and seller before waiving contingencies or spending non-refundable money.