383 S Prospect St · Tonopah, NV 89049

$90,000

3 bd · 2.0 ba · 2,055 sqft · SingleFamily public records · 141 Days on market

Built 1944 7,057 sqft lot $44/sqft · 62% below area ↓ 8% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Located in the center of old historic Tonopah! Perched on a hillside with block retaining walls and fence, 3 BR 2 Bth home has an enclosed entry porch and attached garage with workshop. Corner lot is surounded on 3 sides by streets: Prospect, McCulloch and University. Over 2000 sq. ft home has spacious living area and lots of potential. Great opportunity to build some sweat equity. No zoning or building department so you can have a business there too.

Key facts

• Historic tonopah
• Attached garage
• Enclosed entry porch

Tags

• HISTORIC TONOPAH
• ENCLOSED ENTRY PORCH
• ATTACHED GARAGE
• CORNER LOT
• BLOCK RETAINING WALLS
• FENCE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#60 in NV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Nye County School District (rural): math 20% / reading 33% proficiency, ranked #16 of 17 in NV (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 25 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($622 loan paydown + $3k appreciation (3.9% local appreciation)).
• Nye County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $75k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.67% ✓
• Cap rate: 14.46%
• Cash-on-cash: 29.15%
• DSCR: 2.30
• GRM: 5.0

CMA / ARV

• ARV (median comp): $239,263
• List price: $90,000
• Delta: -62.38%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Crescent Dr	0.58mi	3/2.5	2,008 (-2%)	16mo	$300,000	$149	53

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

Projected returns pro-forma

3.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.5%
• Equity multiple: 3.15×
• Total profit: $54,088
• Equity at exit: $45,004

10-year hold

• IRR: 35.8%
• Equity multiple: 6.27×
• Total profit: $132,833
• Equity at exit: $73,111

Cash invested: $25,200 (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 89049

• Home prices YoY: 3.2%
• Active inventory: 25
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,502 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$65 /mo · $777/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $612

Break-even live

Break-even rent $727

Max offer price $90,000

Occupancy floor 54%

Sensitivity live

Price	-10% $663	-5% $638	+0% $612	+5% $587	+10% $561
Rent	-10% $494	-5% $553	+0% $612	+5% $671	+10% $731
Rate	-1.0pp $657	-0.5pp $635	base $612	+0.5pp $589	+1.0pp $565

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $90,000 Active 141 DOM
2. 2026-06-18
   days on market $90,000 Active 140 DOM
3. 2026-06-17
   days on market $90,000 Active 139 DOM
4. 2026-06-16
   days on market $90,000 Active 138 DOM
5. 2026-06-15
   days on market $90,000 Active 137 DOM
6. 2026-06-14
   days on market $90,000 Active 135 DOM
7. 2026-06-12
   days on market $90,000 Active 134 DOM
8. 2026-06-09
   days on market $90,000 Active 131 DOM
9. 2026-06-08
   days on market $90,000 Active 130 DOM
10. 2026-06-07
    days on market $90,000 Active 129 DOM
11. 2026-06-03
    days on market $90,000 Active 125 DOM
12. 2026-06-02
    days on market $90,000 Active 124 DOM
13. 2026-06-01
    days on market $90,000 Active 123 DOM
14. 2026-05-31
    days on market $90,000 Active 122 DOM
15. 2026-05-30
    days on market $90,000 Active 121 DOM
16. 2026-01-29
    listed $90,000 Active 455-char remark

    Show marketing remark (455 chars)

    Located in the center of old historic Tonopah! Perched on a hillside with block retaining walls and fence, 3 BR 2 Bth home has an enclosed entry porch and attached garage with workshop. Corner lot is surounded on 3 sides by streets: Prospect, McCulloch and University. Over 2000 sq. ft home has spacious living area and lots of potential. Great opportunity to build some sweat equity. No zoning or building department so you can have a business there too.

17. 2023-08-30
    soldstatus $74,900 Closed 453-char remark

    Show marketing remark (453 chars)

    Located in the center of old historic Tonopah! Perched on a hillside with block retaining walls and fence, 3 BR 2 Bth home has an enclosed entry porch and attached garage with workshop. Corner lot is surounded on 3 sides by streets: Prospect, McCulloch and University. Over 2000 sq. ft home has spacious living area and lots of potential. Great opportunity to build some sweat equity. No zoning or building department so you can have business there too.

18. 2023-07-25
    historical Active Under Contract 453-char remark

    Show marketing remark (453 chars)

    Located in the center of old historic Tonopah! Perched on a hillside with block retaining walls and fence, 3 BR 2 Bth home has an enclosed entry porch and attached garage with workshop. Corner lot is surounded on 3 sides by streets: Prospect, McCulloch and University. Over 2000 sq. ft home has spacious living area and lots of potential. Great opportunity to build some sweat equity. No zoning or building department so you can have business there too.

19. 2023-07-17
    price $74,900 453-char remark

    Show marketing remark (453 chars)

    Located in the center of old historic Tonopah! Perched on a hillside with block retaining walls and fence, 3 BR 2 Bth home has an enclosed entry porch and attached garage with workshop. Corner lot is surounded on 3 sides by streets: Prospect, McCulloch and University. Over 2000 sq. ft home has spacious living area and lots of potential. Great opportunity to build some sweat equity. No zoning or building department so you can have business there too.

20. 2023-04-18
    listed $97,900 Active 453-char remark

    Show marketing remark (453 chars)

    Located in the center of old historic Tonopah! Perched on a hillside with block retaining walls and fence, 3 BR 2 Bth home has an enclosed entry porch and attached garage with workshop. Corner lot is surounded on 3 sides by streets: Prospect, McCulloch and University. Over 2000 sq. ft home has spacious living area and lots of potential. Great opportunity to build some sweat equity. No zoning or building department so you can have business there too.

ⓘ 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: $777 · $65/mo
• Projected year-2 tax: $777 · $65/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,021
• − Mortgage interest: −$5,041
• − Property taxes: −$777
• − Insurance: −$450
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$2,618
• Taxable income: $6,251
• Est. tax owed @ 24.0%: −$1,500
• After-tax cash flow: $5,846/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: Nye County School District
• NCES district ID: 3200360
• Math proficiency: 20% ▼ -6.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $41,447
• Composite: 22.43/100
• National rank: #8110
• State rank: #16 of 17 in NV

Livability — Tonopah

• Score: 63/100
• State rank: #60
• US rank: #16080

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tonopah, NV
• Population (ZIP): 2,711

Population outlook (Nye County) Hauer SSP2

• Today (2025): 40,727 people
• By 2030: 38,812 · -4.7%
• By 2040: 33,952 · -16.6%
• By 2050: 29,393 · -27.8%
• By 2075: 21,122 · -48.1%
• By 2100: 14,400 · -64.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 15% Black 8% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5%
• Common ancestry: Lithuanian 2% Romanian 2% Scottish 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · French/Haitian/Cajun 6% Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Nye

• 2024 margin: Solid R (+42.2) · D 28.0% · R 70.2% · Other 1.8%
• 2008→2024 swing: -28.8pp toward R · 2008: -13.4pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+40.4 2016: R+42.0 2012: R+24.2 2008: R+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.88%
• Current HPI: 124.5675
• 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

-8.1% since first listed

5 events — show timeline

• 2026-01-29 Listed $90,000 GLVAR
• 2023-08-30 Sold (MLS) $74,900 GLVAR
• 2023-07-25 Contingent — GLVAR
• 2023-07-17 Price Changed $74,900 GLVAR
• 2023-04-18 Listed $97,900 GLVAR

Property tax history

+1.3%/yr

Latest (2025): $777 · +3.5% YoY. Source: county tax records.