1208 Broadway · Goldfield, NV 89013

$119,700

1 bd · 2.0 ba · 560 sqft · SingleFamily public records · 66 Days on market

Built 1999 10,062 sqft lot $214/sqft · 94% above area Est $146k · 18% under ↓ 17% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.1/10.0
• Schools +2.0/10.0

Listing remarks MLS

INCOME OPPORTUNITY in this unique one of a kind home! Living quarters can be sectioned off into two separate living spaces, both with a fully functional kitchen and bathroom! RV Hookup.

Key facts

• 0.23 acre lot
• Built 1999
• Listed 66 days

Tags

• FULLY FUNCTIONAL KITCHEN
• SEPARATE LIVING SPACES

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $98k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (26.3% below list).
• Recommended offer: $88k (26.3% below list) — sets the bar for 1% rule.

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 $4k of equity ($828 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.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (14%) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,220 (26.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.74% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.32%
• DSCR: 0.81
• GRM: 11.3

CMA / ARV

• ARV (median comp): $146,097
• List price: $119,700
• Delta: -18.07%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.5%
• Equity multiple: 1.20×
• Total profit: $6,738
• Equity at exit: $53,822

10-year hold

• IRR: 6.8%
• Equity multiple: 2.04×
• Total profit: $34,792
• Equity at exit: $82,947

Cash invested: $33,516 (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: 11.3×

Monthly cashflow live

• Estimated rent: $882 medium
• Mortgage (P&I): −$628
• Tax from tax record: −$140 /mo · $1,681/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $-121

Break-even live

Break-even rent $1,035

Max offer price $98,374

Occupancy floor —

Sensitivity live

Price	-10% $-53	-5% $-87	+0% $-121	+5% $-155	+10% $-188
Rent	-10% $-190	-5% $-156	+0% $-121	+5% $-86	+10% $-51
Rate	-1.0pp $-60	-0.5pp $-90	base $-121	+0.5pp $-152	+1.0pp $-183

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: $29,925
• Closing costs: $3,591
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $119,700 Active 66 DOM
2. 2026-06-18
   days on market $119,700 Active 64 DOM
3. 2026-06-17
   days on market $119,700 Active 63 DOM
4. 2026-06-16
   days on market $119,700 Active 62 DOM
5. 2026-06-15
   days on market $119,700 Active 61 DOM
6. 2026-06-13
   days on market $119,700 Active 59 DOM
7. 2026-06-12
   days on market $119,700 Active 58 DOM
8. 2026-06-09
   days on market $119,700 Active 55 DOM
9. 2026-06-08
   days on market $119,700 Active 54 DOM
10. 2026-06-07
    days on market $119,700 Active 53 DOM
11. 2026-06-07
    days on market $119,700 Active 52 DOM
12. 2026-06-04
    days on market $119,700 Active 49 DOM
13. 2026-06-02
    days on market $119,700 Active 48 DOM
14. 2026-06-01
    days on market $119,700 Active 47 DOM
15. 2026-05-31
    days on market $119,700 Active 46 DOM
16. 2026-05-16
    price $119,700 185-char remark

    Show marketing remark (185 chars)

    INCOME OPPORTUNITY in this unique one of a kind home! Living quarters can be sectioned off into two separate living spaces, both with a fully functional kitchen and bathroom! RV Hookup.

17. 2026-04-15
    listed $139,700 Active 185-char remark

    Show marketing remark (185 chars)

    INCOME OPPORTUNITY in this unique one of a kind home! Living quarters can be sectioned off into two separate living spaces, both with a fully functional kitchen and bathroom! RV Hookup.

18. 2026-03-31
    historical
19. 2025-09-23
    price $139,700
20. 2025-03-21
    listed $145,000 Active

ⓘ 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: $1,681 · $140/mo
• Projected year-2 tax: $1,681 · $140/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥90°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,586
• − Mortgage interest: −$6,705
• − Property taxes: −$1,681
• − Insurance: −$598
• − Repairs & maintenance: −$847
• − Management: −$847
• − Depreciation: −$3,482
• Taxable loss: −$3,574
• Est. tax savings @ 24.0%: +$858
• After-tax cash flow: $-591/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: 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

-17.4% since first listed

5 events — show timeline

• 2026-05-16 Price Changed $119,700 GLVAR
• 2026-04-15 Listed $139,700 GLVAR
• 2026-03-31 Listing Removed — GLVAR
• 2025-09-23 Price Changed $139,700 GLVAR
• 2025-03-21 Listed $145,000 GLVAR

Property tax history

+25.0%/yr

Latest (2025): $1,681 · +195.1% YoY. Source: county tax records.