216 S Montana St · Tonopah, NV 89049

$80,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 74 Days on market

Built 1984 Fair condition 9,148 sqft lot $60/sqft · 67% below area ↓ 47% 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
• Schools +2.2/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Welcome Home to this gem nestled at the top of town with stunning views of Siebert Mountain and Mt. Butler. This manufactured home has much to offer with an oversized laundry room, New Metal Roof in 2021, on board instant hot water heater, fenced in back yard, and panoramic mountain views. Located just walking distance from the Elementary School, this home also comes with a work/storage shed with electricity! With a little tender love and care, this home can be a great opportunity for a first-time home buyer or investor. Enjoy the cooler summer breeze at the higher elevation and the wood burning stove in the winter! The generous sized yard is perfect for a garden, outdoor cooking, stargazing, and watching the breathtaking sun rise and sun set every day! Don't miss out on this rare chance to make this house your home.

Key facts

• Work storage shed
• New metal roof
• Fenced in back yard

Tags

• OVERSIZED LAUNDRY ROOM
• NEW METAL ROOF
• INSTANT HOT WATER HEATER
• FENCED IN BACK YARD
• PANORAMIC MOUNTAIN VIEWS
• WORK STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $466 ($6k/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: $75k (6.0% 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 ($553 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, 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 74 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.61% ✓
• Cap rate: 13.28%
• Cash-on-cash: 24.95%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (median comp): $245,000
• List price: $80,000
• Delta: -67.35%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
729 S Central St	0.52mi	3/2.0 (+1)	1,440 (+7%)	0mo	$245,000	$170	59
520 E Mcculloch Ave Cir	0.64mi	2/2.0	1,536 (+14%)	12mo	$195,000	$127	37

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: 32.7%
• Equity multiple: 2.92×
• Total profit: $43,107
• Equity at exit: $40,003

10-year hold

• IRR: 32.1%
• Equity multiple: 5.80×
• Total profit: $107,415
• Equity at exit: $64,988

Cash invested: $22,400 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,289 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $466

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 59%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $80,000 Active 74 DOM
2. 2026-06-18
   days on market $80,000 Active 73 DOM
3. 2026-06-17
   days on market $80,000 Active 72 DOM
4. 2026-06-16
   days on market $80,000 Active 71 DOM
5. 2026-06-15
   days on market $80,000 Active 70 DOM
6. 2026-06-14
   days on market $80,000 Active 68 DOM
7. 2026-06-12
   days on market $80,000 Active 67 DOM
8. 2026-06-09
   days on market $80,000 Active 64 DOM
9. 2026-06-08
   days on market $80,000 Active 63 DOM
10. 2026-06-07
    days on market $80,000 Active 62 DOM
11. 2026-06-03
    days on market $80,000 Active 58 DOM
12. 2026-06-02
    days on market $80,000 Active 57 DOM
13. 2026-06-01
    days on market $80,000 Active 56 DOM
14. 2026-05-31
    days on market $80,000 Active 55 DOM
15. 2026-05-30
    days on market $80,000 Active 54 DOM
16. 2026-05-11
    price $80,000 828-char remark

    Show marketing remark (828 chars)

    Welcome Home to this gem nestled at the top of town with stunning views of Siebert Mountain and Mt. Butler. This manufactured home has much to offer with an oversized laundry room, New Metal Roof in 2021, on board instant hot water heater, fenced in back yard, and panoramic mountain views. Located just walking distance from the Elementary School, this home also comes with a work/storage shed with electricity! With a little tender love and care, this home can be a great opportunity for a first-time home buyer or investor. Enjoy the cooler summer breeze at the higher elevation and the wood burning stove in the winter! The generous sized yard is perfect for a garden, outdoor cooking, stargazing, and watching the breathtaking sun rise and sun set every day! Don't miss out on this rare chance to make this house your home.

17. 2026-04-10
    price $100,000 828-char remark

    Show marketing remark (828 chars)

    Welcome Home to this gem nestled at the top of town with stunning views of Siebert Mountain and Mt. Butler. This manufactured home has much to offer with an oversized laundry room, New Metal Roof in 2021, on board instant hot water heater, fenced in back yard, and panoramic mountain views. Located just walking distance from the Elementary School, this home also comes with a work/storage shed with electricity! With a little tender love and care, this home can be a great opportunity for a first-time home buyer or investor. Enjoy the cooler summer breeze at the higher elevation and the wood burning stove in the winter! The generous sized yard is perfect for a garden, outdoor cooking, stargazing, and watching the breathtaking sun rise and sun set every day! Don't miss out on this rare chance to make this house your home.

18. 2026-04-06
    historical
19. 2026-04-01
    listed $110,000 Active 828-char remark

    Show marketing remark (828 chars)

    Welcome Home to this gem nestled at the top of town with stunning views of Siebert Mountain and Mt. Butler. This manufactured home has much to offer with an oversized laundry room, New Metal Roof in 2021, on board instant hot water heater, fenced in back yard, and panoramic mountain views. Located just walking distance from the Elementary School, this home also comes with a work/storage shed with electricity! With a little tender love and care, this home can be a great opportunity for a first-time home buyer or investor. Enjoy the cooler summer breeze at the higher elevation and the wood burning stove in the winter! The generous sized yard is perfect for a garden, outdoor cooking, stargazing, and watching the breathtaking sun rise and sun set every day! Don't miss out on this rare chance to make this house your home.

20. 2025-10-02
    price $130,000
21. 2025-08-15
    listed $150,000 Active
22. 2025-08-02
    historical

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,472
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$2,327
• Taxable income: $4,588
• Est. tax owed @ 24.0%: −$1,101
• After-tax cash flow: $4,487/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 manufactured home requires moderate renovations to update the kitchen and bathroom, and improve the landscaping and curb appeal. The new metal roof and on-board hot water heater are good features, but the overall condition is fair.

Repairs flagged

• Moderate kitchen cabinets — poor condition
• Moderate bathroom cabinets — poor condition
• Major landscaping — bare yard with minimal landscaping

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing kitchen
• Resale update bathroom cabinets and fixtures — modernizing bathroom
• Both landscaping and curb appeal — enhances property value and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · poor condition	Moderate	$3,000–15,000
bathroom cabinets · poor condition	Moderate	$3,000–15,000
landscaping · bare yard with minimal landscaping	Major	$15,000–50,000
Total estimated repair cost · 3 items		$21,000–80,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing kitchen ↑
• Resale update bathroom cabinets and fixtures — modernizing bathroom ↑
• Both landscaping and curb appeal — enhances property value and appeal ↑

ⓘ 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: 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

-46.7% since first listed

7 events — show timeline

• 2026-05-11 Price Changed $80,000 GLVAR
• 2026-04-10 Price Changed $100,000 GLVAR
• 2026-04-06 Listing Removed — GLVAR
• 2026-04-01 Listed $110,000 GLVAR
• 2025-10-02 Price Changed $130,000 GLVAR
• 2025-08-15 Listed $150,000 GLVAR
• 2025-08-02 Coming Soon — GLVAR