604 Front St · Mina, NV 89422

$30,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 37 Days on market

Built 1900 7,492 sqft lot $30/sqft · 65% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

This 1900 home with M3 zoning is unique opportunity to own a piece of Nevada history.

Key facts

• 7,492 sq ft lot
• 2 parking spots
• Built 1900

Property features AI

Finance

• Other: Zoning: M3; Public road frontage and public maintained road
• HOA & community: Not a senior community

Exterior

• Parking: 2 parking spaces; No carport
• Utilities: No water source listed; No sewer listed; No utilities listed
• Home design: Single-family home; Two-story; No shared/common walls
• Construction: Wood siding; Shingle, pitched roof; Full perimeter foundation; Shed(s) on property; Built area approximately 1,008
• Exterior features: Partial backyard fencing; Level lot

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating listed
• Interior features: Wood-burning fireplace (1); Single-pane windows
• Laundry & utility: No laundry facilities listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#58 in NV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B; Watch: employment D, amenities F, commute 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.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($207 loan paydown + $900 appreciation (3.0% local appreciation)).
• Mineral County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 3.62% ✓
• Cap rate: 32.86%
• Cash-on-cash: 94.88%
• DSCR: 5.22
• GRM: 2.3

CMA / ARV

• ARV (median comp): $85,643
• List price: $30,000
• Delta: -64.97%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 A St	0.09mi	2/1.0	1,140 (+13%)	10mo	$85,000	$75	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 99.1%
• Equity multiple: 6.47×
• Total profit: $45,924
• Equity at exit: $13,489

10-year hold

• IRR: 98.7%
• Equity multiple: 13.41×
• Total profit: $104,217
• Equity at exit: $20,789

Cash invested: $8,400 (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 89422

• Active inventory: 2
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,086 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$24 /mo · $292/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $664

Break-even live

Break-even rent $246

Max offer price $30,000

Occupancy floor 34%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $30,000 Active 37 DOM
2. 2026-06-18
   days on market $30,000 Active 36 DOM
3. 2026-06-17
   days on market $30,000 Active 35 DOM
4. 2026-06-16
   days on market $30,000 Active 34 DOM
5. 2026-06-15
   days on market $30,000 Active 33 DOM
6. 2026-06-14
   days on market $30,000 Active 31 DOM
7. 2026-06-12
   days on market $30,000 Active 30 DOM
8. 2026-06-09
   days on market $30,000 Active 27 DOM
9. 2026-06-08
   days on market $30,000 Active 26 DOM
10. 2026-06-07
    days on market $30,000 Active 25 DOM
11. 2026-06-07
    days on market $30,000 Active 24 DOM
12. 2026-06-03
    days on market $30,000 Active 21 DOM
13. 2026-06-02
    days on market $30,000 Active 20 DOM
14. 2026-06-01
    days on market $30,000 Active 19 DOM
15. 2026-05-31
    days on market $30,000 Active 18 DOM
16. 2026-05-30
    days on market $30,000 Active 17 DOM
17. 2026-05-12
    listed $30,000 Active 85-char remark

ⓘ 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: $292 · $24/mo
• Projected year-2 tax: $292 · $24/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 X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,037
• − Mortgage interest: −$1,680
• − Property taxes: −$292
• − Insurance: −$150
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$873
• Taxable income: $7,957
• Est. tax owed @ 24.0%: −$1,910
• After-tax cash flow: $6,061/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 — Mina

• Score: 63/100
• State rank: #58
• US rank: #15785

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mina, NV
• Population (ZIP): 129

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 (92%)
• Race & ethnicity: White 92% Two or more races 8% Hispanic / Latino 2%
• Common ancestry: Lithuanian 33% Slovak 17% Russian 12%
• Languages at home: 82% English-only · Spanish 12% German/W. Germanic 5%

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: —
• 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

• 2026-05-12 Listed $30,000 NNRMLS

Property tax history

-2.5%/yr

Latest (2025): $292 · -27.0% YoY. Source: county tax records.