489 Columbia Ave · Goldfield, NV 89013

$144,000

3 bd · 2.0 ba · 1,550 sqft · Other · 12 Days on market

Built 1990 Good condition

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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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0

Listing remarks

This home has been completely recently remodeled. from the new roof to the new carpet and flooring. The kitchen comes with all stainless appliances, double door fridge, glass top stove with exhausted hood. washer and dryer in mud room are also included. The master bath has an eighth jet fully adjustable jacuzzi tub. Master bedroom has a walk in closet. All of the windows have been upgraded to low e costing seven thousand dollars. every light switch and plug receptical have been replaced. Vaulted ceilings in living room, kitchen and dining area combined with open floor plan make for a very spacious feel.

Key facts

• Glass top stove
• Stainless appliances
• Walk in closet

Tags

• NEW ROOF
• STAINLESS APPLIANCES
• DOUBLE DOOR FRIDGE
• GLASS TOP STOVE
• JACUZZI TUB
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $144k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $144k).

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 ($996 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 $40k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $144,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 7.69%
• Cash-on-cash: 5.00%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.2%
• Equity multiple: 1.70×
• Total profit: $28,066
• Equity at exit: $64,749

10-year hold

• IRR: 14.2%
• Equity multiple: 3.11×
• Total profit: $84,974
• Equity at exit: $99,785

Cash invested: $40,320 (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 89013

• Active inventory: 19
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,472 medium
• Mortgage (P&I): −$755
• Tax est. 1.5%: −$180 /mo · $2,160/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $168

Break-even live

Break-even rent $1,260

Max offer price $144,000

Occupancy floor 84%

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $144,000 Active 12 DOM
2. 2026-06-17
   days on market $144,000 Active 11 DOM
3. 2026-06-16
   days on market $144,000 Active 10 DOM
4. 2026-06-15
   days on market $144,000 Active 9 DOM
5. 2026-06-13
   days on market $144,000 Active 7 DOM
6. 2026-06-12
   days on market $144,000 Active 6 DOM
7. 2026-06-09
   days on market $144,000 Active 3 DOM
8. 2026-06-08
   days on market $144,000 Active 2 DOM
9. 2026-06-07
   remarks 610-char remark
10. 2026-06-07
    listed $144,000 Active 1 DOM

ⓘ 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

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

Taxation est. · year 1

• Rental income: $17,667
• − Mortgage interest: −$8,066
• − Property taxes: −$2,160
• − Insurance: −$720
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$4,189
• Taxable loss: −$295
• Est. tax savings @ 24.0%: +$71
• After-tax cash flow: $2,086/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 · 2 photos

Good 75/100 Cosmetic rehab

This home has been recently remodeled with new roof, carpet, and appliances, making it move-in ready with good curb appeal and potential for further value enhancement.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both Replace HVAC condensers — Improves comfort and energy efficiency, enhancing value.
• Both Install smart home features — Enhances convenience and marketability, increasing value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both Replace HVAC condensers — Improves comfort and energy efficiency, enhancing value. ↑
• Both Install smart home features — Enhances convenience and marketability, increasing value. ↑

ⓘ 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: 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

1 event — show timeline

• 2026-06-07 Listed $144,000 FSBO.com