747 D St · Hawthorne, NV 89415

$140,000

4 bd · 2.0 ba · 1,485 sqft · MultiFamily public records · 8 Days on market

Built 1972 4,487 sqft lot

---

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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Investor Opportunity with Owner Financing Available! Rare opportunity to purchase a duplex in Hawthorne, Nevada, where much of the heavy lifting has already been started and significant improvements have been completed. Whether you're looking to add a cash flowing asset to your portfolio, create a long term rental investment, or live in one unit while renting the other, this property offers exceptional potential. The current owner began an extensive renovation but is no longer able to complete the project, creating a unique chance for the next owner to step in and finish to their own vision. Major improvements already completed include a brand new roof, new windows, new exterior siding, ne

Key facts

• New fencing
• Duplex in hawthorne
• Brand new roof

Tags

• DUPLEX IN HAWTHORNE
• BRAND NEW ROOF
• NEW WINDOWS
• NEW EXTERIOR SIDING
• NEW EXTERIOR DOORS
• NEW FENCING

Property features AI

Finance

• Other: Publicly maintained road frontage
• Financial info: Two total units in the property
• HOA & community: Not a senior community

Exterior

• Parking: Total 2 parking spaces; Parking pad; Alley access; RV access/parking; Each 2-bedroom unit has 1 parking space
• Utilities: Public water; Public sewer; Electricity available and connected; Internet available; Sewer connected; Water connected; Propane (leased); Separate gas meters for each unit; Separate electric meters for each unit
• Home design: Duplex (multi-family property); Single building containing all units; Zoned R2
• Construction: Frame construction with wood siding; Pitched composition shingle roof; Crawl space foundation; Total building area approximately 1,485
• Exterior features: Partial fencing; Level lot

Interior

• Kitchen: Gas range; Oven; Refrigerator; Dishwasher
• Bedrooms: Two 2-bedroom units; One 3-bedroom unit
• Flooring: No flooring specified
• Bathrooms: Two 1-bath units (one bath in each 2-bedroom unit)
• Heating & cooling: Forced air heating; Mini-split heating systems; Refrigerated (central/packaged) cooling; Heating and cooling present
• Interior features: Smart thermostat; Vinyl window frames with double-pane windows
• Laundry & utility: In-kitchen laundry; Electric dryer hookup; Dryer included

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive. Per door: $114/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).

Location & tenants

• Location reads 73/100 on livability (#19 in NV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Mineral County School District (town): math 16% / reading 31% proficiency, ranked #17 of 17 in NV (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hawthorne Elementary (math 22% / reading 32%, grade F, #219 of 402 statewide, top 57%, 315 students, 100% FRL); Hawthorne Junior High (math 8% / reading 27%, grade F, #86 of 109 statewide, top 79%, 77 students, 100% FRL); Mineral County High School (math 10% / reading 30%, grade F, #93 of 131 statewide, top 74%, 147 students, 100% FRL) — zoned schools average 100% FRL vs 48% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 55 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Mineral County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.40% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.06%
• DSCR: 1.89
• GRM: 6.0

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-7,869
• Equity at exit: $20,874

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $12,908
• Equity at exit: $12,105

Cash invested: $39,200 (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 89415

• Active inventory: 55
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,959 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$100 /mo · $1,197/yr
• Insurance: −$58
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $229

Break-even live

Break-even rent $1,669

Max offer price $140,000

Occupancy floor 83%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,960
Total (2 units)			$1,959

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $140,000 Active 8 DOM
2. 2026-06-18
   days on market $140,000 Active 7 DOM
3. 2026-06-17
   days on market $140,000 Active 6 DOM
4. 2026-06-16
   days on market $140,000 Active 5 DOM
5. 2026-06-15
   days on market $140,000 Active 4 DOM
6. 2026-06-14
   days on market $140,000 Active 2 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $140,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NV · Resets to sale price

• Current annual tax: $1,197 · $100/mo
• Projected year-2 tax: $1,197 · $100/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 5 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 11 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,508
• − Mortgage interest: −$7,842
• − Property taxes: −$1,197
• − Insurance: −$5,818
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − Depreciation: −$4,073
• Taxable income: $816
• Est. tax owed @ 24.0%: −$196
• After-tax cash flow: $2,550/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: Mineral County School District
• NCES district ID: 3200330
• Math proficiency: 16% ▼ -5.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $36,882
• Composite: 19.5/100
• National rank: #8770
• State rank: #17 of 17 in NV

Livability — Hawthorne

• Score: 73/100
• State rank: #19
• US rank: #5652

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hawthorne, NV
• Population (ZIP): 3,357

Population outlook (Mineral County) Hauer SSP2

• Today (2025): 3,850 people
• By 2030: 3,615 · -6.1%
• By 2040: 3,236 · -15.9%
• By 2050: 3,032 · -21.2%
• By 2075: 2,893 · -24.9%
• By 2100: 2,549 · -33.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 17% Two or more races 16% Black 4% Native American 3%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 4% Iranian 4% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Mineral

• 2024 margin: Solid R (+35.6) · D 31.0% · R 66.6% · Other 2.4%
• 2008→2024 swing: -33.4pp toward R · 2008: -2.2pp · 2024: -35.6pp
• All cycles: 2024: R+35.6 2020: R+25.4 2016: R+27.1 2012: R+10.7 2008: R+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.39%
• Current HPI: 147.4475
• 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

• 2026-06-06 Listed $140,000 NNRMLS

Property tax history

-1.1%/yr

Latest (2025): $1,197 · -27.4% YoY. Source: county tax records.