20 Avenue D · McGill, NV 89318

$79,900

1 bd · 1.0 ba · 775 sqft · SingleFamily · 179 Days on market

Built 1930 Fair condition 6,221 sqft lot $103/sqft · 33% below area Est $119k · 33% under

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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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Appreciation +5.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

One of the lowest priced homes on the market that would be a great home for a first time buyer, an investment property, or a second home in the charming town of McGill, Nevada. 2 bedroom 1 bath home with a separate laundry room. Large kitchen with a walk-in pantry area that is original to the "Kennecott" era. Fully fenced yard with mature landscaping. Small work area in the basement. Sellers have had electrical and plumbing upgrades made to the home. Home is all electric. McGill is a quaint town with pride of community. History galore with the Kinnear library, the McGill Drug store that will take you back in time, the infamous McGill Club with a back bar that is talked about across the state, and the McGill swimming pool just to name a few. Close to breath taking Duck Creek and Success loop, Comins, Cave and Basset Lake's with some of the best fishing and hunting in the state of Nevada. Fabulous views of Steptoe Valley. Home is priced to sell!

Key facts

• Plumbing upgrades
• Mature landscaping
• Fully fenced yard

Tags

• SEPARATE LAUNDRY ROOM
• WALK-IN PANTRY
• FULLY FENCED YARD
• MATURE LANDSCAPING
• ELECTRICAL UPGRADES
• PLUMBING UPGRADES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#55 in NV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• White Pine County School District (town): math 22% / reading 33% proficiency, ranked #13 of 17 in NV (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 15 active listings in the ZIP; 10 units permitted in White Pine County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($552 loan paydown + $1k appreciation (1.8% local appreciation)).
• White Pine County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $80k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — 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. 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?
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: 1.30% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.47%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (median comp): $118,544
• List price: $79,900
• Delta: -32.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

1.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 1.97×
• Total profit: $21,798
• Equity at exit: $30,584

10-year hold

• IRR: 20.7%
• Equity multiple: 3.69×
• Total profit: $60,128
• Equity at exit: $43,338

Cash invested: $22,372 (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 89318

• Home prices YoY: 1.1%
• Active inventory: 15
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $270

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 69%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-03-31
   price $79,900 967-char remark

   Show marketing remark (967 chars)

   One of the lowest priced homes on the market that would be a great home for a first time buyer, an investment property, or a second home in the charming town of McGill, Nevada. 2 bedroom 1 bath home with a separate laundry room. Large kitchen with a walk-in pantry area that is original to the "Kennecott" era. Fully fenced yard with mature landscaping. Small work area in the basement. Sellers have had electrical and plumbing upgrades made to the home. Home is all electric. McGill is a quaint town with pride of community. History galore with the Kinnear library, the McGill Drug store that will take you back in time, the infamous McGill Club with a back bar that is talked about across the state, and the McGill swimming pool just to name a few. Close to breath taking Duck Creek and Success loop, Comins, Cave and Basset Lake's with some of the best fishing and hunting in the state of Nevada. Fabulous views of Steptoe Valley. Home is priced to sell!

2. 2026-03-03
   price $83,100 967-char remark

   Show marketing remark (967 chars)

   One of the lowest priced homes on the market that would be a great home for a first time buyer, an investment property, or a second home in the charming town of McGill, Nevada. 2 bedroom 1 bath home with a separate laundry room. Large kitchen with a walk-in pantry area that is original to the "Kennecott" era. Fully fenced yard with mature landscaping. Small work area in the basement. Sellers have had electrical and plumbing upgrades made to the home. Home is all electric. McGill is a quaint town with pride of community. History galore with the Kinnear library, the McGill Drug store that will take you back in time, the infamous McGill Club with a back bar that is talked about across the state, and the McGill swimming pool just to name a few. Close to breath taking Duck Creek and Success loop, Comins, Cave and Basset Lake's with some of the best fishing and hunting in the state of Nevada. Fabulous views of Steptoe Valley. Home is priced to sell!

3. 2025-12-02
   price $89,000 967-char remark

   Show marketing remark (967 chars)

   One of the lowest priced homes on the market that would be a great home for a first time buyer, an investment property, or a second home in the charming town of McGill, Nevada. 2 bedroom 1 bath home with a separate laundry room. Large kitchen with a walk-in pantry area that is original to the "Kennecott" era. Fully fenced yard with mature landscaping. Small work area in the basement. Sellers have had electrical and plumbing upgrades made to the home. Home is all electric. McGill is a quaint town with pride of community. History galore with the Kinnear library, the McGill Drug store that will take you back in time, the infamous McGill Club with a back bar that is talked about across the state, and the McGill swimming pool just to name a few. Close to breath taking Duck Creek and Success loop, Comins, Cave and Basset Lake's with some of the best fishing and hunting in the state of Nevada. Fabulous views of Steptoe Valley. Home is priced to sell!

4. 2025-11-25
   listed $94,900 Active 967-char remark

   Show marketing remark (967 chars)

   One of the lowest priced homes on the market that would be a great home for a first time buyer, an investment property, or a second home in the charming town of McGill, Nevada. 2 bedroom 1 bath home with a separate laundry room. Large kitchen with a walk-in pantry area that is original to the "Kennecott" era. Fully fenced yard with mature landscaping. Small work area in the basement. Sellers have had electrical and plumbing upgrades made to the home. Home is all electric. McGill is a quaint town with pride of community. History galore with the Kinnear library, the McGill Drug store that will take you back in time, the infamous McGill Club with a back bar that is talked about across the state, and the McGill swimming pool just to name a few. Close to breath taking Duck Creek and Success loop, Comins, Cave and Basset Lake's with some of the best fishing and hunting in the state of Nevada. Fabulous views of Steptoe Valley. Home is priced to sell!

5. 2023-09-14
   historical
6. 2023-04-22
   price $89,000
7. 2023-03-14
   listed $109,000 Active
8. 2014-12-02
   soldstatus $20,000
9. 2013-10-15
   listed $29,000

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 9 d/yr ≥85°F today · 27 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,485
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$2,324
• Taxable income: $2,089
• Est. tax owed @ 24.0%: −$501
• After-tax cash flow: $2,735/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen and bathroom, which can significantly enhance its appeal and marketability.

Repairs flagged

• Major Kitchen countertops — Severe wear and tear
• Major Bathroom fixtures — Outdated and in need of replacement
• Minor Exterior siding — Some discoloration

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace old windows — Improves energy efficiency and enhances curb appeal
• Resale Replace outdated kitchen countertops — Modernizes the kitchen and adds value
• Resale Replace outdated bathroom fixtures — Modernizes the bathroom and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Severe wear and tear	Major	$15,000–50,000
Bathroom fixtures · Outdated and in need of replacement	Major	$15,000–50,000
Exterior siding · Some discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace old windows — Improves energy efficiency and enhances curb appeal ↑
• Resale Replace outdated kitchen countertops — Modernizes the kitchen and adds value ↑
• Resale Replace outdated bathroom fixtures — Modernizes the bathroom and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: White Pine County School District
• NCES district ID: 3200510
• Math proficiency: 22% ▼ -1.00%
• Reading proficiency: 33% ▬ 0.00%
• Median HH income: $52,545
• Composite: 24.33/100
• National rank: #7704
• State rank: #13 of 17 in NV

Livability — McGill

• Score: 63/100
• State rank: #55
• US rank: #15231

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McGill, NV
• Population (ZIP): 1,043

Population outlook (White Pine County) Hauer SSP2

• Today (2025): 9,244 people
• By 2030: 9,022 · -2.4%
• By 2040: 8,884 · -3.9%
• By 2050: 8,839 · -4.4%
• By 2075: 8,772 · -5.1%
• By 2100: 8,073 · -12.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Native American 9% Two or more races 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 8% Italian 8%
• Foreign-born: 2%
• Languages at home: 98% English-only · German/W. Germanic 2%

Political lean MEDSL · White Pine

• 2024 margin: Solid R (+57.0) · D 20.3% · R 77.3% · Other 2.4%
• 2008→2024 swing: -25.0pp toward R · 2008: -32.1pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+58.2 2016: R+53.4 2012: R+43.7 2008: R+32.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.78%
• Current HPI: 168.3944
• 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

+175.5% since first listed

9 events — show timeline

• 2026-03-31 Price Changed $79,900 GLVAR
• 2026-03-03 Price Changed $83,100 GLVAR
• 2025-12-02 Price Changed $89,000 GLVAR
• 2025-11-25 Listed $94,900 GLVAR
• 2023-09-14 Listing Removed — GLVAR
• 2023-04-22 Price Changed $89,000 GLVAR
• 2023-03-14 Listed $109,000 GLVAR
• 2014-12-02 Sold (MLS) $20,000 GLVAR
• 2013-10-15 Listed $29,000 GLVAR