15 Sixth St · McGill, NV 89318

$139,000

1 bd · 1.0 ba · 922 sqft · SingleFamily public records · 51 Days on market

Built 1930 6,983 sqft lot $151/sqft · 7% above area Est $131k · 7% over

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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).

• Cash flow +13.4/30.0
• Appreciation +5.9/10.0
• ARV discount +4.6/15.0
• DSCR +4.0/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

You will be pleasantly surprised when you drive up to this very well maintained yard and home. It will invite you in to a good sized living room, 2 bedrooms, 1 bath, nicely updated kitchen and a delightful enclosed sun porch which could be used as living space. Home was remodeled in 2008 with new electrical wiring, new plumbing, new kitchen cabinets, new flooring. There were new electrical heaters and new hot water heater added in 2019. New fridge, new roof on 2 sides, new microwave and air conditioner in 2022. Beautiful yard is fully fenced, 2 storage sheds, patio!

Key facts

• Two generous sheds
• Delightful patio
• Tranquil setting

Tags

• MOUNTAIN VIEWS
• SPACIOUS LIVING ROOM
• DELIGHTFUL PATIO
• TWO GENEROUS SHEDS
• TRANQUIL SETTING

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: Open parking
• Utilities: Above-ground utilities; Public water; Public sewer; No photovoltaics indicated
• Home design: Single-family property; Faces east; Single-story
• Construction: Drywall construction; Composition/shingle roof; Resale condition
• Exterior features: Patio; Shed(s); Chain link, full, and wood fencing; Less than quarter acre lot

Interior

• Kitchen: Laminate countertops; Electric range; Refrigerator
• Bedrooms: 2 possible bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric cooling; Electric heating; Wall furnace
• Interior features: Unfurnished; Laminate flooring
• Laundry & utility: Washer; Dryer; Main level laundry with cabinets and sink; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $2 ($30/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 $107k (23.3% below list).
• Recommended offer: $107k (23.3% below list) — sets the bar for 1% rule.

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 $3k of equity ($961 loan paydown + $2k 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $106,596 (23.3% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 23% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.77% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 10.9

CMA / ARV

• ARV (median comp): $130,502
• List price: $139,000
• Delta: 6.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 First St	0.33mi	2/1.0 (+1)	945 (+2%)	1mo	$135,000	$143	74
10 Avenue C	0.57mi	1/1.0	928 (+1%)	19mo	$120,000	$129	56
10 3rd St	0.45mi	2/1.0 (+1)	1,000 (+8%)	15mo	$189,000	$189	47
26 Avenue E	0.41mi	2/1.0 (+1)	1,026 (+11%)	16mo	$132,500	$129	43
5 Avenue F	0.51mi	2/1.0 (+1)	984 (+7%)	22mo	$45,000	$46	42

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: 3.9%
• Equity multiple: 1.21×
• Total profit: $8,107
• Equity at exit: $53,207

10-year hold

• IRR: 7.7%
• Equity multiple: 2.03×
• Total profit: $40,011
• Equity at exit: $75,394

Cash invested: $38,920 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$53 /mo · $634/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $2

Break-even live

Break-even rent $1,063

Max offer price $139,000

Occupancy floor 95%

Sensitivity live

Price	-10% $81	-5% $42	+0% $2	+5% $-37	+10% $-76
Rent	-10% $-82	-5% $-40	+0% $2	+5% $45	+10% $87
Rate	-1.0pp $72	-0.5pp $38	base $2	+0.5pp $-34	+1.0pp $-70

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   statusdays on market $139,000 Active 51 DOM
2. 2026-06-18
   days on market $139,000 Active Under Contract 50 DOM
3. 2026-06-17
   status $139,000 Active Under Contract 49 DOM
4. 2026-06-17
   days on market $139,000 Active 49 DOM
5. 2026-06-16
   days on market $139,000 Active 48 DOM
6. 2026-06-15
   days on market $139,000 Active 47 DOM
7. 2026-06-14
   days on market $139,000 Active 45 DOM
8. 2026-06-12
   days on market $139,000 Active 44 DOM
9. 2026-06-09
   days on market $139,000 Active 41 DOM
10. 2026-06-08
    days on market $139,000 Active 40 DOM
11. 2026-06-07
    days on market $139,000 Active 39 DOM
12. 2026-06-05
    days on market $139,000 Active 37 DOM
13. 2026-06-04
    days on market $139,000 Active 35 DOM
14. 2026-06-02
    days on market $139,000 Active 34 DOM
15. 2026-06-01
    days on market $139,000 Active 33 DOM
16. 2026-05-31
    days on market $139,000 Active 32 DOM
17. 2026-05-31
    days on market $139,000 Active 31 DOM
18. 2026-04-29
    listed $145,000 Active 704-char remark
19. 2022-09-19
    soldstatus $138,000 Closed 574-char remark

    Show marketing remark (574 chars)

    You will be pleasantly surprised when you drive up to this very well maintained yard and home. It will invite you in to a good sized living room, 2 bedrooms, 1 bath, nicely updated kitchen and a delightful enclosed sun porch which could be used as living space. Home was remodeled in 2008 with new electrical wiring, new plumbing, new kitchen cabinets, new flooring. There were new electrical heaters and new hot water heater added in 2019. New fridge, new roof on 2 sides, new microwave and air conditioner in 2022. Beautiful yard is fully fenced, 2 storage sheds, patio!

20. 2022-09-01
    historical Active Under Contract 574-char remark

    Show marketing remark (574 chars)

    You will be pleasantly surprised when you drive up to this very well maintained yard and home. It will invite you in to a good sized living room, 2 bedrooms, 1 bath, nicely updated kitchen and a delightful enclosed sun porch which could be used as living space. Home was remodeled in 2008 with new electrical wiring, new plumbing, new kitchen cabinets, new flooring. There were new electrical heaters and new hot water heater added in 2019. New fridge, new roof on 2 sides, new microwave and air conditioner in 2022. Beautiful yard is fully fenced, 2 storage sheds, patio!

21. 2022-08-03
    listed $149,000 Active 574-char remark

    Show marketing remark (574 chars)

    You will be pleasantly surprised when you drive up to this very well maintained yard and home. It will invite you in to a good sized living room, 2 bedrooms, 1 bath, nicely updated kitchen and a delightful enclosed sun porch which could be used as living space. Home was remodeled in 2008 with new electrical wiring, new plumbing, new kitchen cabinets, new flooring. There were new electrical heaters and new hot water heater added in 2019. New fridge, new roof on 2 sides, new microwave and air conditioner in 2022. Beautiful yard is fully fenced, 2 storage sheds, patio!

22. 2016-11-07
    historical
23. 2015-05-29
    listed $52,000
24. 2009-01-27
    soldstatus $35,000
25. 2005-05-09
    soldstatus $35,000

ⓘ 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: $634 · $53/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$187/yr (+$16/mo · 29.4%)

ⓘ 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 3/10 Moderate 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: $12,792
• − Mortgage interest: −$7,786
• − Property taxes: −$634
• − Insurance: −$695
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$4,044
• Taxable loss: −$2,414
• Est. tax savings @ 24.0%: +$579
• After-tax cash flow: $609/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

+297.1% since first listed

11 events — show timeline

• 2026-06-18 Relisted — GLVAR
• 2026-06-17 Contingent — GLVAR
• 2026-05-27 Price Changed $139,000 GLVAR
• 2026-04-29 Listed $145,000 GLVAR
• 2022-09-19 Sold (MLS) $138,000 GLVAR
• 2022-09-01 Contingent — GLVAR
• 2022-08-03 Listed $149,000 GLVAR
• 2016-11-07 Listing Removed — GLVAR
• 2015-05-29 Listed $52,000 GLVAR
• 2009-01-27 Sold (Public Records) $35,000 Public Records
• 2005-05-09 Sold (Public Records) $35,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $634 · +2.8% YoY. Source: county tax records.