17 Second St · McGill, NV 89318

$149,000

3 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 339 Days on market

Built 1930 7,958 sqft lot $127/sqft · 43% above area Est $136k · 9% over

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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 +22.6/30.0
• DSCR +7.3/10.0
• Appreciation +5.9/10.0
• 1% rule +4.9/10.0
• ARV discount +3.3/15.0
• 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

Discover this hidden gem nestled on a large lot, offering a perfect blend of tranquility and potential! Recently painted, this home radiates charm and invites you to envision your personal touch. Imagine the possibilities as you explore the expansive outdoor space, ideal for gardening, entertaining, or simply enjoying nature's beauty. This property is priced to sell, making it an exceptional opportunity for first-time buyers or savvy investors looking to capitalize on a hidden gem.

Key facts

• 7,958 sq ft lot
• Built 1930
• Listed 338 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $255 ($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 $148k (0.9% below list).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.

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 $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, 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 339 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $73k; list at $149k implies a 104% 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 $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 339 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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?
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: 0.99% ✗
• Cap rate: 8.34%
• Cash-on-cash: 7.33%
• DSCR: 1.33
• GRM: 8.4

CMA / ARV

• ARV (median comp): $136,186
• List price: $149,000
• Delta: 9.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 First St	0.07mi	3/1.0	1,218 (+4%)	4mo	$110,000	$90	83
11 Avenue I	0.04mi	3/1.0	1,134 (-4%)	11mo	$73,000	$64	79
49 Fourth	0.13mi	3/1.0	1,134 (-4%)	7mo	$176,000	$155	78
30 Avenue F	0.21mi	2/1.0 (-1)	1,134 (-4%)	4mo	$200,000	$176	71
7 First St	0.18mi	2/1.0 (-1)	1,134 (-4%)	8mo	$168,000	$148	70
14 Avenue G	0.17mi	2/1.0 (-1)	1,107 (-6%)	8mo	$121,000	$109	66
25 Avenue E	0.33mi	2/1.0 (-1)	1,148 (-2%)	12mo	$180,000	$157	61
4 3rd St	0.51mi	3/1.0	1,155 (-2%)	10mo	$166,000	$144	61
21 Avenue I	0.12mi	3/1.0	1,038 (-12%)	12mo	$150,000	$145	61
12 E Ave	0.32mi	2/1.0 (-1)	1,107 (-6%)	10mo	$135,000	$122	58
1 Avenue F	0.32mi	3/1.0	1,062 (-10%)	13mo	$135,000	$127	54
13 Avenue B	0.53mi	2/1.0 (-1)	1,064 (-10%)	2mo	$166,000	$156	48

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: 11.1%
• Equity multiple: 1.59×
• Total profit: $24,758
• Equity at exit: $57,035

10-year hold

• IRR: 14.2%
• Equity multiple: 2.86×
• Total profit: $77,603
• Equity at exit: $80,818

Cash invested: $41,720 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,476 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$68 /mo · $813/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $255

Break-even live

Break-even rent $1,153

Max offer price $149,000

Occupancy floor 78%

Sensitivity live

Price	-10% $339	-5% $297	+0% $255	+5% $213	+10% $170
Rent	-10% $138	-5% $196	+0% $255	+5% $313	+10% $371
Rate	-1.0pp $330	-0.5pp $293	base $255	+0.5pp $216	+1.0pp $177

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-19
   days on market $149,000 Active 339 DOM
2. 2026-06-18
   days on market $149,000 Active 338 DOM
3. 2026-06-17
   days on market $149,000 Active 337 DOM
4. 2026-06-16
   days on market $149,000 Active 336 DOM
5. 2026-06-15
   days on market $149,000 Active 335 DOM
6. 2026-06-14
   days on market $149,000 Active 333 DOM
7. 2026-06-12
   days on market $149,000 Active 332 DOM
8. 2026-06-09
   days on market $149,000 Active 329 DOM
9. 2026-06-08
   days on market $149,000 Active 328 DOM
10. 2026-06-07
    days on market $149,000 Active 327 DOM
11. 2026-06-05
    days on market $149,000 Active 325 DOM
12. 2026-06-04
    days on market $149,000 Active 323 DOM
13. 2026-06-02
    days on market $149,000 Active 322 DOM
14. 2026-06-01
    days on market $149,000 Active 321 DOM
15. 2026-05-31
    days on market $149,000 Active 320 DOM
16. 2026-05-31
    days on market $149,000 Active 319 DOM
17. 2026-01-06
    price $149,000 486-char remark

    Show marketing remark (486 chars)

    Discover this hidden gem nestled on a large lot, offering a perfect blend of tranquility and potential! Recently painted, this home radiates charm and invites you to envision your personal touch. Imagine the possibilities as you explore the expansive outdoor space, ideal for gardening, entertaining, or simply enjoying nature's beauty. This property is priced to sell, making it an exceptional opportunity for first-time buyers or savvy investors looking to capitalize on a hidden gem.

18. 2025-10-30
    price $159,000 486-char remark

    Show marketing remark (486 chars)

    Discover this hidden gem nestled on a large lot, offering a perfect blend of tranquility and potential! Recently painted, this home radiates charm and invites you to envision your personal touch. Imagine the possibilities as you explore the expansive outdoor space, ideal for gardening, entertaining, or simply enjoying nature's beauty. This property is priced to sell, making it an exceptional opportunity for first-time buyers or savvy investors looking to capitalize on a hidden gem.

19. 2025-07-15
    listed $169,000 Active 486-char remark

    Show marketing remark (486 chars)

    Discover this hidden gem nestled on a large lot, offering a perfect blend of tranquility and potential! Recently painted, this home radiates charm and invites you to envision your personal touch. Imagine the possibilities as you explore the expansive outdoor space, ideal for gardening, entertaining, or simply enjoying nature's beauty. This property is priced to sell, making it an exceptional opportunity for first-time buyers or savvy investors looking to capitalize on a hidden gem.

20. 2025-07-15
    historical $169,000 486-char remark

    Show marketing remark (486 chars)

    Discover this hidden gem nestled on a large lot, offering a perfect blend of tranquility and potential! Recently painted, this home radiates charm and invites you to envision your personal touch. Imagine the possibilities as you explore the expansive outdoor space, ideal for gardening, entertaining, or simply enjoying nature's beauty. This property is priced to sell, making it an exceptional opportunity for first-time buyers or savvy investors looking to capitalize on a hidden gem.

21. 2023-10-24
    historical
22. 2023-06-14
    listed $149,000 Active
23. 2023-05-04
    historical
24. 2023-03-20
    status Active
25. 2023-03-03
    historical Active Under Contract
26. 2022-11-04
    listed $163,000 Active
27. 2021-08-30
    soldstatus $73,000 Closed
28. 2021-08-25
    soldstatus $73,000
29. 2021-08-11
    historical Active Under Contract
30. 2021-07-06
    price $79,900
31. 2021-05-19
    status Active
32. 2021-05-05
    status Pending
33. 2021-04-15
    listed $85,000 Active
34. 2021-02-03
    historical
35. 2020-03-09
    listed $69,900
36. 2019-11-26
    historical
37. 2018-01-26
    listed $72,000
38. 2016-07-25
    historical
39. 2016-07-22
    listed $75,000
40. 2013-04-16
    soldstatus $75,000

ⓘ 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: $813 · $68/mo
• Projected year-2 tax: $879 · $73/mo
• Expected delta: +$66/yr (+$6/mo · 8.1%)

ⓘ 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 ≥87°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: $17,710
• − Mortgage interest: −$8,346
• − Property taxes: −$813
• − Insurance: −$745
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$4,335
• Taxable income: $638
• Est. tax owed @ 24.0%: −$153
• After-tax cash flow: $2,904/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

+98.7% since first listed

24 events — show timeline

• 2026-01-06 Price Changed $149,000 GLVAR
• 2025-10-30 Price Changed $159,000 GLVAR
• 2025-07-15 Listed $169,000 GLVAR
• 2025-07-15 Coming Soon $169,000 GLVAR
• 2023-10-24 Listing Removed — GLVAR
• 2023-06-14 Listed $149,000 GLVAR
• 2023-05-04 Listing Removed — GLVAR
• 2023-03-20 Relisted — GLVAR
• 2023-03-03 Contingent — GLVAR
• 2022-11-04 Listed $163,000 GLVAR
• 2021-08-30 Sold (MLS) $73,000 GLVAR
• 2021-08-25 Sold (Public Records) $73,000 Public Records
• 2021-08-11 Contingent — GLVAR
• 2021-07-06 Price Changed $79,900 GLVAR
• 2021-05-19 Relisted — GLVAR
• 2021-05-05 Pending — GLVAR
• 2021-04-15 Listed $85,000 GLVAR
• 2021-02-03 Listing Removed — GLVAR
• 2020-03-09 Listed $69,900 GLVAR
• 2019-11-26 Listing Removed — GLVAR
• 2018-01-26 Listed $72,000 GLVAR
• 2016-07-25 Listing Removed — GLVAR
• 2016-07-22 Listed $75,000 GLVAR
• 2013-04-16 Sold (Public Records) $75,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $813 · +7.6% YoY. Source: county tax records.