2 Ave E · McGill, NV 89318

$56,900

3 bd · 1.0 ba · 1,056 sqft · SingleFamily · 185 Days on market

Built 1930 Poor condition 6,351 sqft lot $54/sqft · 59% below area ↓ 28% 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 +5.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Located on a corner lot in the quiet hillside area of McGill, this home is full of potential and ready for your vision as an excellent investment opportunity or a path to homeownership through hands-on work and strategic renovations. A generous sized yard with trees awaits creativity. Priced to sell.

Key facts

• Hillside area
• Generous sized yard
• Corner lot

Tags

• CORNER LOT
• HILLSIDE AREA
• GENEROUS SIZED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $57k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $699 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Recommended offer: $50k (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 $1k of equity ($393 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $50,072 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 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: 2.43% ✓
• Cap rate: 21.03%
• Cash-on-cash: 52.64%
• DSCR: 3.34
• GRM: 3.4

CMA / ARV

• ARV (median comp): $137,964
• List price: $56,900
• Delta: -58.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Avenue F	0.03mi	3/1.0	1,062 (+1%)	13mo	$135,000	$127	87
13 Avenue B	0.24mi	2/1.0 (-1)	1,064 (+1%)	2mo	$166,000	$156	81
12 E Ave	0.05mi	2/1.0 (-1)	1,107 (+5%)	10mo	$135,000	$122	77
30 Avenue F	0.19mi	2/1.0 (-1)	1,134 (+7%)	4mo	$200,000	$176	70
53 First St	0.16mi	2/1.0 (-1)	945 (-10%)	1mo	$135,000	$143	69
14 Avenue G	0.27mi	2/1.0 (-1)	1,107 (+5%)	8mo	$121,000	$109	67
21 Avenue I	0.43mi	3/1.0	1,038 (-2%)	12mo	$150,000	$145	67
25 Avenue E	0.13mi	2/1.0 (-1)	1,148 (+9%)	12mo	$180,000	$157	64
49 Fourth	0.41mi	3/1.0	1,134 (+7%)	7mo	$176,000	$155	63
11 Avenue I	0.38mi	3/1.0	1,134 (+7%)	11mo	$73,000	$64	61
47 Fourth St	0.42mi	3/1.0	1,148 (+9%)	14mo	$129,000	$112	55
7 First St	0.48mi	2/1.0 (-1)	1,134 (+7%)	8mo	$168,000	$148	53

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

Projected returns pro-forma

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

5-year hold

• IRR: 56.3%
• Equity multiple: 4.00×
• Total profit: $47,811
• Equity at exit: $21,780

10-year hold

• IRR: 57.0%
• Equity multiple: 8.06×
• Total profit: $112,536
• Equity at exit: $30,863

Cash invested: $15,932 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$298
• Tax est. 1.5%: −$71 /mo · $854/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $699

Break-even live

Break-even rent $498

Max offer price $56,900

Occupancy floor 44%

Sensitivity live

Price	-10% $738	-5% $719	+0% $699	+5% $679	+10% $660
Rent	-10% $590	-5% $644	+0% $699	+5% $753	+10% $808
Rate	-1.0pp $728	-0.5pp $713	base $699	+0.5pp $684	+1.0pp $669

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: $14,225
• Closing costs: $1,707
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-17
   days on market $56,900 Active 185 DOM
2. 2026-06-16
   days on market $56,900 Active 184 DOM
3. 2026-06-15
   days on market $56,900 Active 183 DOM
4. 2026-06-14
   days on market $56,900 Active 181 DOM
5. 2026-06-12
   days on market $56,900 Active 180 DOM
6. 2026-06-09
   days on market $56,900 Active 177 DOM
7. 2026-06-08
   days on market $56,900 Active 176 DOM
8. 2026-06-07
   days on market $56,900 Active 175 DOM
9. 2026-06-05
   days on market $56,900 Active 173 DOM
10. 2026-06-04
    days on market $56,900 Active 171 DOM
11. 2026-06-02
    days on market $56,900 Active 170 DOM
12. 2026-06-01
    days on market $56,900 Active 169 DOM
13. 2026-05-31
    days on market $56,900 Active 168 DOM
14. 2026-05-31
    days on market $56,900 Active 167 DOM
15. 2026-02-24
    price $56,900 301-char remark

    Show marketing remark (301 chars)

    Located on a corner lot in the quiet hillside area of McGill, this home is full of potential and ready for your vision as an excellent investment opportunity or a path to homeownership through hands-on work and strategic renovations. A generous sized yard with trees awaits creativity. Priced to sell.

16. 2025-12-13
    listed $61,900 Active 301-char remark

    Show marketing remark (301 chars)

    Located on a corner lot in the quiet hillside area of McGill, this home is full of potential and ready for your vision as an excellent investment opportunity or a path to homeownership through hands-on work and strategic renovations. A generous sized yard with trees awaits creativity. Priced to sell.

17. 2025-12-05
    historical
18. 2025-09-05
    price $59,000
19. 2025-08-01
    price $69,000
20. 2025-05-26
    listed $79,000 Active

ⓘ 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 · 29 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: $16,589
• − Mortgage interest: −$3,187
• − Property taxes: −$854
• − Insurance: −$284
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$1,655
• Taxable income: $7,954
• Est. tax owed @ 24.0%: −$1,909
• After-tax cash flow: $6,478/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 · 11 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and renovations to become move-in ready. Significant structural and exterior work is needed to stabilize the home and improve its curb appeal.

Repairs flagged

• Major Exterior siding — Peeling and damaged
• Major Foundation — Exposed and in poor condition
• Major Interior walls — Exposed and unfinished
• Major Bathroom — Exposed plumbing and missing fixtures
• Major Flooring — Exposed and unfinished
• Major Roof — Visible damage

Value-add opportunities

• Both Exterior siding repair and replacement — Improves curb appeal and structural integrity
• Both Foundation repair — Stabilizes the structure and prevents further damage
• Both Interior wall repair and finishing — Enhances the living space and adds value
• Both Bathroom renovation — Creates a functional and attractive space
• Both Flooring installation — Provides a finished and durable surface
• Both Roof repair — Prevents water damage and enhances the home's appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Peeling and damaged	Major	$15,000–50,000
Foundation · Exposed and in poor condition	Major	$15,000–50,000
Interior walls · Exposed and unfinished	Major	$15,000–50,000
Bathroom · Exposed plumbing and missing fixtures	Major	$15,000–50,000
Flooring · Exposed and unfinished	Major	$15,000–50,000
Roof · Visible damage	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Exterior siding repair and replacement — Improves curb appeal and structural integrity ↑
• Both Foundation repair — Stabilizes the structure and prevents further damage ↑
• Both Interior wall repair and finishing — Enhances the living space and adds value ↑
• Both Bathroom renovation — Creates a functional and attractive space ↑
• Both Flooring installation — Provides a finished and durable surface ↑
• Both Roof repair — Prevents water damage and enhances the home's appearance ↑

ⓘ 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

-28.0% since first listed

6 events — show timeline

• 2026-02-24 Price Changed $56,900 ECRMLS
• 2025-12-13 Listed $61,900 ECRMLS
• 2025-12-05 Listing Removed — GLVAR
• 2025-09-05 Price Changed $59,000 GLVAR
• 2025-08-01 Price Changed $69,000 GLVAR
• 2025-05-26 Listed $79,000 GLVAR