36 First St · McGill, NV 89318

$179,999

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 28 Days on market

Built 1930 6,338 sqft lot Est $187k · at est.

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Why this score? — see what drove the C- 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 +18.1/30.0
• ARV discount +9.1/15.0
• Appreciation +5.9/10.0
• DSCR +5.7/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Property is lender-owned, is being sold “as Is”, and seller makes no representations or warranties. Charming home in the quaint City of McGill with 3 bedrooms, 1 bath, spacious living space and basement. Lots of potential with a stunning mountain view. Schedule your showing today.

Key facts

• Renovated bathroom
• Bright open layout
• Fresh paint

Tags

• REMODELED KITCHEN
• RENOVATED BATHROOM
• UPDATED FLOORING
• FRESH PAINT
• BRIGHT OPEN LAYOUT
• ABUNDANT NATURAL LIGHT

Property features AI

Finance

• Financial info: Annual tax amount listed (excluded from detailed output per instructions)

Exterior

• Parking: Open parking
• Utilities: Electricity available; No photovoltaics; Public water; Public sewer
• Home design: Single-family property; Single-story; Faces east; Resale condition
• Construction: Composition/shingle roof; Resale property (year built details indicate resale)
• Exterior features: Private yard; Chain link full fencing; Less than quarter acre lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Up to 3 possible bedrooms; Bedroom (12 x 14) with ceiling light and closet; Bedroom (12 x 10) with closet; Upstairs bedroom (14 x 16) with ceiling light and closet
• Flooring: Linoleum; Tile; Vinyl (Luxury Vinyl Plank in kitchen)
• Bathrooms: 1 full bathroom with tub/shower combo
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Unfurnished; No additional interior features listed
• Laundry & utility: Washer and dryer included; Electric dryer hookup in laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/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 $158k (12.3% below list).
• Recommended offer: $158k (12.3% below list) — sets the bar for 1% rule.

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 $4k of equity ($1k loan paydown + $3k 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 $50k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $75k; list at $180k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,833 (12.3% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $186,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 First St	0.24mi	3/1.0	1,218 (-6%)	4mo	$110,000	$90	75
30 Avenue F	0.04mi	2/1.0 (-1)	1,134 (-12%)	4mo	$200,000	$176	69
49 Fourth	0.23mi	3/1.0	1,134 (-12%)	7mo	$176,000	$155	63
18 Third St	0.28mi	2/1.0 (-1)	1,377 (+6%)	11mo	$144,000	$105	62
23 Avenue E	0.13mi	4/2.5 (+1)	1,428 (+10%)	7mo	$239,000	$167	60
25 Avenue E	0.13mi	2/1.0 (-1)	1,148 (-11%)	12mo	$180,000	$157	60
11 Avenue I	0.23mi	3/1.0	1,134 (-12%)	11mo	$73,000	$64	60
14 Avenue G	0.10mi	2/1.0 (-1)	1,107 (-15%)	8mo	$121,000	$109	59
24 Avenue D	0.16mi	2/1.0 (-1)	1,464 (+13%)	10mo	$143,000	$98	57
12 E Ave	0.13mi	2/1.0 (-1)	1,107 (-15%)	10mo	$135,000	$122	56
7 First St	0.37mi	2/1.0 (-1)	1,134 (-12%)	8mo	$168,000	$148	50
4 3rd St	0.71mi	3/1.0	1,155 (-11%)	10mo	$166,000	$144	40

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: 7.6%
• Equity multiple: 1.41×
• Total profit: $20,432
• Equity at exit: $68,900

10-year hold

• IRR: 11.0%
• Equity multiple: 2.45×
• Total profit: $73,262
• Equity at exit: $97,632

Cash invested: $50,400 (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 89318

• Home prices YoY: 1.1%
• Active inventory: 15
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,578 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$69 /mo · $826/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $159

Break-even live

Break-even rent $1,377

Max offer price $179,999

Occupancy floor 85%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $179,999 Active 28 DOM
2. 2026-06-18
   days on market $179,999 Active 27 DOM
3. 2026-06-17
   days on market $179,999 Active 26 DOM
4. 2026-06-16
   days on market $179,999 Active 25 DOM
5. 2026-06-15
   days on market $179,999 Active 24 DOM
6. 2026-06-14
   days on market $179,999 Active 22 DOM
7. 2026-06-12
   days on market $179,999 Active 21 DOM
8. 2026-06-09
   days on market $179,999 Active 18 DOM
9. 2026-06-08
   days on market $179,999 Active 17 DOM
10. 2026-06-07
    days on market $179,999 Active 16 DOM
11. 2026-06-05
    days on market $179,999 Active 14 DOM
12. 2026-06-04
    days on market $179,999 Active 12 DOM
13. 2026-06-02
    days on market $179,999 Active 11 DOM
14. 2026-06-01
    days on market $179,999 Active 10 DOM
15. 2026-05-31
    days on market $179,999 Active 9 DOM
16. 2026-05-31
    days on market $179,999 Active 8 DOM
17. 2026-05-21
    listed $179,999 Active
18. 2024-02-09
    soldstatus $75,100 Closed 293-char remark

    Show marketing remark (293 chars)

    Property is lender-owned, is being sold “as Is”, and seller makes no representations or warranties. Charming home in the quaint City of McGill with 3 bedrooms, 1 bath, spacious living space and basement. Lots of potential with a stunning mountain view. Schedule your showing today.

19. 2024-01-16
    status Pending 293-char remark

    Show marketing remark (293 chars)

    Property is lender-owned, is being sold “as Is”, and seller makes no representations or warranties. Charming home in the quaint City of McGill with 3 bedrooms, 1 bath, spacious living space and basement. Lots of potential with a stunning mountain view. Schedule your showing today.

20. 2023-12-06
    price $63,000 293-char remark

    Show marketing remark (293 chars)

    Property is lender-owned, is being sold “as Is”, and seller makes no representations or warranties. Charming home in the quaint City of McGill with 3 bedrooms, 1 bath, spacious living space and basement. Lots of potential with a stunning mountain view. Schedule your showing today.

21. 2023-11-10
    price $73,000 293-char remark

    Show marketing remark (293 chars)

    Property is lender-owned, is being sold “as Is”, and seller makes no representations or warranties. Charming home in the quaint City of McGill with 3 bedrooms, 1 bath, spacious living space and basement. Lots of potential with a stunning mountain view. Schedule your showing today.

22. 2023-09-12
    price $99,000 293-char remark

    Show marketing remark (293 chars)

    Property is lender-owned, is being sold “as Is”, and seller makes no representations or warranties. Charming home in the quaint City of McGill with 3 bedrooms, 1 bath, spacious living space and basement. Lots of potential with a stunning mountain view. Schedule your showing today.

23. 2023-08-14
    status Active 293-char remark

    Show marketing remark (293 chars)

    Property is lender-owned, is being sold “as Is”, and seller makes no representations or warranties. Charming home in the quaint City of McGill with 3 bedrooms, 1 bath, spacious living space and basement. Lots of potential with a stunning mountain view. Schedule your showing today.

24. 2023-07-14
    listed $110,500 Active 293-char remark

    Show marketing remark (293 chars)

    Property is lender-owned, is being sold “as Is”, and seller makes no representations or warranties. Charming home in the quaint City of McGill with 3 bedrooms, 1 bath, spacious living space and basement. Lots of potential with a stunning mountain view. Schedule your showing today.

25. 2017-06-15
    soldstatus $80,000
26. 2015-05-27
    soldstatus $76,000 221-char remark

    Show marketing remark (221 chars)

    3 Bedroom 1 full bath home. Great room, three full bedrooms on the main level and a room downstairs . Inside access to basement. Plenty of storage and space. Large lot with 2 sheds and alley access. Near schools and park.

27. 2015-05-27
    soldstatus $76,000

    Show marketing remark (221 chars)

    3 Bedroom 1 full bath home. Great room, three full bedrooms on the main level and a room downstairs . Inside access to basement. Plenty of storage and space. Large lot with 2 sheds and alley access. Near schools and park.

28. 2014-08-26
    listed $79,900 221-char remark

    Show marketing remark (221 chars)

    3 Bedroom 1 full bath home. Great room, three full bedrooms on the main level and a room downstairs . Inside access to basement. Plenty of storage and space. Large lot with 2 sheds and alley access. Near schools and park.

29. 2012-08-30
    soldstatus $72,000

ⓘ 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: $826 · $69/mo
• Projected year-2 tax: $1,062 · $88/mo
• Expected delta: +$236/yr (+$20/mo · 28.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 9 d/yr ≥85°F today · 28 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: $18,940
• − Mortgage interest: −$10,083
• − Property taxes: −$826
• − Insurance: −$900
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$5,236
• Taxable loss: −$1,136
• Est. tax savings @ 24.0%: +$273
• After-tax cash flow: $2,182/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: 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

+150.0% since first listed

13 events — show timeline

• 2026-05-21 Listed $179,999 GLVAR
• 2024-02-09 Sold (MLS) $75,100 GLVAR
• 2024-01-16 Pending — GLVAR
• 2023-12-06 Price Changed $63,000 GLVAR
• 2023-11-10 Price Changed $73,000 GLVAR
• 2023-09-12 Price Changed $99,000 GLVAR
• 2023-08-14 Relisted — GLVAR
• 2023-07-14 Listed $110,500 GLVAR
• 2017-06-15 Sold (Public Records) $80,000 Public Records
• 2015-05-27 Sold (Public Records) $76,000 Public Records
• 2015-05-27 Sold (MLS) $76,000 GLVAR
• 2014-08-26 Listed $79,900 GLVAR
• 2012-08-30 Sold (Public Records) $72,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $826 · +7.6% YoY. Source: county tax records.