901 E Myers Ave · Goldfield, NV 89013

$129,000

2 bd · 1.0 ba · 718 sqft · SingleFamily public records · 317 Days on market

Built 1950 2,426 sqft lot $180/sqft · 133% above area

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Why this score? — see what drove the D+ 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 +16.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.9/10.0
• 1% rule +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Historic Goldfield Nevada , 1950 Rustic historical home tucked away in the heart of the wild west , two bedrooms 1 bath . This INCLUDES APN # 001-234-18 for a total of 7 lots . Includes barn . Seller will remove two white sheds. The home is surrounded by county owned easements which may be available for purchased (buyer to verify)offering the potential for expanded acreage. Perfect for horses . Bathroom remolded.

Key facts

• Bathroom remolded
• Storage
• 2,426 sq ft lot

Tags

• RUSTIC HISTORICAL HOME
• POTENTIAL FOR EXPANDED ACREAGE
• BUILDINGS ON SITE OF BARNS
• STORAGE
• BATHROOM REMOLDED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $63 ($760/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (19.9% below list).
• Recommended offer: $103k (19.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#86 in NV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools C-, crime F, amenities F.
• Esmeralda County School District (rural): math 11% / reading 30% proficiency, ranked #19 of 19 in NV (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 19 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($892 loan paydown + $4k appreciation (3.0% local appreciation)).
• Esmeralda County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 317 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $5k; list at $129k implies a 2480% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,316 (19.9% below list)

Questions for the listing agent

1. It's been on market 317 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 10.4

CMA / ARV

• ARV (median comp): $73,663
• List price: $129,000
• Delta: 75.12%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.4%
• Equity multiple: 1.54×
• Total profit: $19,504
• Equity at exit: $58,004

10-year hold

• IRR: 11.8%
• Equity multiple: 2.76×
• Total profit: $63,704
• Equity at exit: $89,391

Cash invested: $36,120 (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 89013

• Active inventory: 19
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,033 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$23 /mo · $272/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $63

Break-even live

Break-even rent $953

Max offer price $129,000

Occupancy floor 89%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $129,000 Active 317 DOM
2. 2026-06-17
   days on market $129,000 Active 316 DOM
3. 2026-06-16
   days on market $129,000 Active 315 DOM
4. 2026-06-15
   days on market $129,000 Active 314 DOM
5. 2026-06-13
   days on market $129,000 Active 312 DOM
6. 2026-06-12
   days on market $129,000 Active 311 DOM
7. 2026-06-09
   days on market $129,000 Active 308 DOM
8. 2026-06-08
   days on market $129,000 Active 307 DOM
9. 2026-06-07
   days on market $129,000 Active 306 DOM
10. 2026-06-07
    days on market $129,000 Active 305 DOM
11. 2026-06-04
    days on market $129,000 Active 302 DOM
12. 2026-06-02
    days on market $129,000 Active 301 DOM
13. 2026-06-01
    days on market $129,000 Active 300 DOM
14. 2026-05-31
    days on market $129,000 Active 299 DOM
15. 2025-08-26
    price $129,000 417-char remark

    Show marketing remark (417 chars)

    Historic Goldfield Nevada , 1950 Rustic historical home tucked away in the heart of the wild west , two bedrooms 1 bath . This INCLUDES APN # 001-234-18 for a total of 7 lots . Includes barn . Seller will remove two white sheds. The home is surrounded by county owned easements which may be available for purchased (buyer to verify)offering the potential for expanded acreage. Perfect for horses . Bathroom remolded.

16. 2025-08-02
    listed $139,000 Active 417-char remark

    Show marketing remark (417 chars)

    Historic Goldfield Nevada , 1950 Rustic historical home tucked away in the heart of the wild west , two bedrooms 1 bath . This INCLUDES APN # 001-234-18 for a total of 7 lots . Includes barn . Seller will remove two white sheds. The home is surrounded by county owned easements which may be available for purchased (buyer to verify)offering the potential for expanded acreage. Perfect for horses . Bathroom remolded.

17. 2005-09-09
    soldstatus $5,000

ⓘ 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: $272 · $23/mo
• Projected year-2 tax: $761 · $63/mo
• Expected delta: +$490/yr (+$41/mo · 180.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,398
• − Mortgage interest: −$7,226
• − Property taxes: −$272
• − Insurance: −$645
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$3,753
• Taxable loss: −$1,481
• Est. tax savings @ 24.0%: +$355
• After-tax cash flow: $1,115/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: Esmeralda County School District
• NCES district ID: 3200150
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $37,789
• Composite: 20.35/100
• National rank: #13807
• State rank: #19 of 19 in NV

Livability — Goldfield

• Score: 58/100
• State rank: #86
• US rank: #21242

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goldfield, NV
• Population (ZIP): 234

Population outlook (Esmeralda County) Hauer SSP2

• Today (2025): 847 people
• By 2030: 887 · +4.7%
• By 2040: 1,050 · +24.0%
• By 2050: 1,239 · +46.3%
• By 2075: 1,625 · +91.9%
• By 2100: 1,845 · +117.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 57% Hispanic / Latino 17% Asian 6% Two or more races 5% Native American 3% Black 1%
• Hispanic origin (detail): Cuban 4%
• Common ancestry: Lithuanian 7% Slovak 5% Serbian 3%
• Foreign-born: 24% · Canada
• Languages at home: 90% English-only · Tagalog/Filipino 6% Spanish 4%

Political lean MEDSL · Esmeralda

• 2024 margin: Solid R (+65.7) · D 15.8% · R 81.6% · Other 2.6%
• 2008→2024 swing: -19.1pp toward R · 2008: -46.6pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+66.9 2016: R+62.4 2012: R+51.7 2008: R+46.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+2480.0% since first listed

3 events — show timeline

• 2025-08-26 Price Changed $129,000 GLVAR
• 2025-08-02 Listed $139,000 GLVAR
• 2005-09-09 Sold (Public Records) $5,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $272 · +6.0% YoY. Source: county tax records.