34 Avenue C · McGill, NV 89318

$169,000

3 bd · 1.0 ba · 1,428 sqft · SingleFamily public records · 18 Days on market

Built 1930 6,743 sqft lot Est $161k · 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 +22.5/30.0
• DSCR +7.2/10.0
• Appreciation +5.9/10.0
• ARV discount +5.4/15.0
• 1% rule +4.8/10.0
• 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

THIS 3BDR 1BA HOME HAS BEEN REMODELED RECENTLY. NEW KITCHEN W/ WOOD CABINETS AND BREAKFAST BAR, PELLET STOVE IN LVR AND BAY WINDOW, NEW ROOF AND SIDING, COVERED PATIO, DOG RUN AND STORAGE-WORKSHOP, TREES, L AWN AND COMPLETELY FENCED YARD.

Key facts

• Private second floor
• 1930s charm
• Mature landscaping

Tags

• 1930S CHARM
• LIGHT-FILLED MAIN LEVEL
• PRIVATE SECOND FLOOR
• FULLY FENCED BACKYARD
• MATURE LANDSCAPING
• CONVENIENT CARPORT

Property features AI

Exterior

• Parking: Attached carport; Detached parking; Garage; Open parking; 1 garage space; 1 carport space
• Utilities: Electricity available; No photovoltaics; Public water; Public sewer
• Home design: Single-family residence; Faces south; Resale property
• Construction: Drywall construction; Asphalt/composition shingle roof
• Exterior features: Patio; Private yard; Shed(s); Chain link full fencing; Fruit trees; Front yard landscaping; Mature trees; Less than quarter acre lot

Interior

• Kitchen: Breakfast bar/counter; Laminate countertops; Linoleum/vinyl flooring in kitchen; Dishwasher; Electric range; Refrigerator
• Bedrooms: Up to 3 bedrooms possible; Bedroom 3 upstairs with closet (15x11); Bedroom 2 with closet (10x13); Additional bedroom downstairs with closet (13x12)
• Flooring: Laminate flooring; Linoleum/vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric cooling; Electric heating; Wood heating option; Wall furnace
• Interior features: Blinds and double-pane windows; Ceiling fans; Window treatments; Bedroom on main level; Primary bedroom downstairs; Unfurnished
• Laundry & utility: Electric dryer hookup on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/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 $165k (2.3% below list).
• Recommended offer: $165k (2.3% 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 $47k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $105k; list at $169k implies a 61% gain — meaningful room to come down on a strong offer.

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 $165,142 (2.3% 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: 0.98% ✗
• Cap rate: 8.32%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $161,364
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Avenue E	0.11mi	4/2.5 (+1)	1,428 (0%)	7mo	$239,000	$167	78
24 Avenue D	0.09mi	2/1.0 (-1)	1,464 (+2%)	10mo	$143,000	$98	78
18 Third St	0.48mi	2/1.0 (-1)	1,377 (-4%)	11mo	$144,000	$105	58
15 E Ave	0.14mi	3/1.0	1,246 (-13%)	18mo	$170,000	$136	58
1 Avenue H	0.33mi	3/2.0	1,296 (-9%)	17mo	$159,000	$123	51
15 Avenue K	0.66mi	3/2.0	1,548 (+8%)	0mo	$174,500	$113	51
23 First St	0.47mi	3/1.0	1,218 (-15%)	4mo	$110,000	$90	50

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: 11.0%
• Equity multiple: 1.59×
• Total profit: $27,811
• Equity at exit: $64,690

10-year hold

• IRR: 14.1%
• Equity multiple: 2.85×
• Total profit: $87,413
• Equity at exit: $91,666

Cash invested: $47,320 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,651 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$63 /mo · $758/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $285

Break-even live

Break-even rent $1,291

Max offer price $169,000

Occupancy floor 78%

Sensitivity live

Price	-10% $380	-5% $333	+0% $285	+5% $237	+10% $189
Rent	-10% $154	-5% $220	+0% $285	+5% $350	+10% $415
Rate	-1.0pp $370	-0.5pp $328	base $285	+0.5pp $241	+1.0pp $196

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-15
   statusdays on market $169,000 Pending 18 DOM
2. 2026-06-14
   days on market $169,000 Active Under Contract 17 DOM
3. 2026-06-12
   days on market $169,000 Active Under Contract 16 DOM
4. 2026-06-09
   statusdays on market $169,000 Active Under Contract 13 DOM
5. 2026-06-08
   days on market $169,000 Active 12 DOM
6. 2026-06-07
   days on market $169,000 Active 11 DOM
7. 2026-06-05
   days on market $169,000 Active 9 DOM
8. 2026-06-04
   days on market $169,000 Active 7 DOM
9. 2026-06-02
   days on market $169,000 Active 6 DOM
10. 2026-06-01
    days on market $169,000 Active 5 DOM
11. 2026-05-31
    days on market $169,000 Active 4 DOM
12. 2026-05-31
    days on market $169,000 Active 3 DOM
13. 2026-05-26
    listed $169,000 Active
14. 2006-09-01
    soldstatus $105,000 238-char remark

    Show marketing remark (238 chars)

    THIS 3BDR 1BA HOME HAS BEEN REMODELED RECENTLY. NEW KITCHEN W/ WOOD CABINETS AND BREAKFAST BAR, PELLET STOVE IN LVR AND BAY WINDOW, NEW ROOF AND SIDING, COVERED PATIO, DOG RUN AND STORAGE-WORKSHOP, TREES, L AWN AND COMPLETELY FENCED YARD.

15. 2006-09-01
    soldstatus $105,000

    Show marketing remark (238 chars)

    THIS 3BDR 1BA HOME HAS BEEN REMODELED RECENTLY. NEW KITCHEN W/ WOOD CABINETS AND BREAKFAST BAR, PELLET STOVE IN LVR AND BAY WINDOW, NEW ROOF AND SIDING, COVERED PATIO, DOG RUN AND STORAGE-WORKSHOP, TREES, L AWN AND COMPLETELY FENCED YARD.

16. 2006-05-09
    listed $105,000 238-char remark

    Show marketing remark (238 chars)

    THIS 3BDR 1BA HOME HAS BEEN REMODELED RECENTLY. NEW KITCHEN W/ WOOD CABINETS AND BREAKFAST BAR, PELLET STOVE IN LVR AND BAY WINDOW, NEW ROOF AND SIDING, COVERED PATIO, DOG RUN AND STORAGE-WORKSHOP, TREES, L AWN AND COMPLETELY FENCED YARD.

ⓘ 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: $758 · $63/mo
• Projected year-2 tax: $997 · $83/mo
• Expected delta: +$240/yr (+$20/mo · 31.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 9 d/yr ≥85°F today · 27 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: $19,817
• − Mortgage interest: −$9,467
• − Property taxes: −$758
• − Insurance: −$845
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$4,916
• Taxable income: $661
• Est. tax owed @ 24.0%: −$159
• After-tax cash flow: $3,259/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

+61.0% since first listed

4 events — show timeline

• 2026-05-26 Listed $169,000 GLVAR
• 2006-09-01 Sold (Public Records) $105,000 Public Records
• 2006-09-01 Sold (MLS) $105,000 GLVAR
• 2006-05-09 Listed $105,000 GLVAR

Property tax history

+5.7%/yr

Latest (2025): $758 · +7.6% YoY. Source: county tax records.