2 Ave E

McGill, NV 89318

$56,900B

3 bd · 1.0 ba · 1,056 sqft · Built 1930 · SingleFamily · Active · 185 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,382/mo
• Mortgage (P&I): −$298
• Tax + insurance: −$95
• HOA: −$0
• Vac / Maint / Mgmt: −$290
• Net cashflow: $699/mo
• Annual: $8,386/yr
• Cap rate: 21.03%
• Cash-on-cash: 52.64%
• DSCR: 3.34
• 1% rule: 2.43%
• Cash to close: $15,932

Investor read

• This is a 3-bed/1.0-bath single-family listed at $57k. Condition is rated poor.
• 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).
• It's been on market 185 days — a 12% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $50k (12.0% below list) — sets the bar for market timing.
• In year one you build about $1k of equity ($393 loan paydown + $1k appreciation (1.8% local appreciation)).
• 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.
• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 15 active listings in the ZIP; 10 units permitted in White Pine County in 2024 (0 in 5+ unit buildings).
• White Pine County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 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.
• 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.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.

Repairs flagged (vision-AI assessment)

• 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