51 Horseshoe Cir · Crescent Valley, NV 89821

$75,000

3 bd · 2.0 ba · 1,620 sqft · SingleFamily · 218 Days on market

Built 2020 12 ac lot $46/sqft · 62% 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
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Endless possibilities in Beowawe, NV! Great weekender or perfect home for part or full time living for those looking for a peaceful retreat, a homestead or off-grid lifestyle. Live comfortably in this 3 bed, 2 bath home while you complete or expand this rare, private retreat. This stick built home sits on a 12.50 acre parcel that captures some of Nevada's most beautiful desert/mountain views. Home has a functioning septic tank. Solar power and well water connections only are in place.

Key facts

• 12.5 acre lot
• 10 parking spots
• Built 2020

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#54 in NV) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+; Watch: health & safety C-, housing D+, commute D.
• Eureka County School District (rural): math 40% / reading 55% proficiency, ranked #5 of 19 in NV (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 23 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• Eureka County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.81% ✓
• Cap rate: 16.11%
• Cash-on-cash: 35.05%
• DSCR: 2.56
• GRM: 4.6

CMA / ARV

• ARV (median comp): $196,920
• List price: $75,000
• Delta: -61.91%
• 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: 40.7%
• Equity multiple: 3.29×
• Total profit: $48,089
• Equity at exit: $33,723

10-year hold

• IRR: 40.6%
• Equity multiple: 6.54×
• Total profit: $116,428
• Equity at exit: $51,972

Cash invested: $21,000 (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 89821

• Active inventory: 23
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,358 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$35 /mo · $421/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $613

Break-even live

Break-even rent $582

Max offer price $75,000

Occupancy floor 50%

Sensitivity live

Price	-10% $656	-5% $635	+0% $613	+5% $592	+10% $571
Rent	-10% $506	-5% $560	+0% $613	+5% $667	+10% $721
Rate	-1.0pp $651	-0.5pp $633	base $613	+0.5pp $594	+1.0pp $574

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $75,000 Active 218 DOM
2. 2026-06-18
   days on market $75,000 Active 216 DOM
3. 2026-06-17
   days on market $75,000 Active 215 DOM
4. 2026-06-16
   days on market $75,000 Active 214 DOM
5. 2026-06-15
   days on market $75,000 Active 213 DOM
6. 2026-06-13
   days on market $75,000 Active 211 DOM
7. 2026-06-12
   days on market $75,000 Active 210 DOM
8. 2026-06-09
   days on market $75,000 Active 207 DOM
9. 2026-06-08
   days on market $75,000 Active 206 DOM
10. 2026-06-07
    days on market $75,000 Active 205 DOM
11. 2026-06-07
    days on market $75,000 Active 204 DOM
12. 2026-06-04
    days on market $75,000 Active 201 DOM
13. 2026-06-02
    days on market $75,000 Active 200 DOM
14. 2026-06-01
    days on market $75,000 Active 199 DOM
15. 2026-05-31
    days on market $75,000 Active 198 DOM
16. 2026-03-07
    price $75,000 490-char remark

    Show marketing remark (490 chars)

    Endless possibilities in Beowawe, NV! Great weekender or perfect home for part or full time living for those looking for a peaceful retreat, a homestead or off-grid lifestyle. Live comfortably in this 3 bed, 2 bath home while you complete or expand this rare, private retreat. This stick built home sits on a 12.50 acre parcel that captures some of Nevada's most beautiful desert/mountain views. Home has a functioning septic tank. Solar power and well water connections only are in place.

17. 2025-11-06
    listed $85,000 Active 490-char remark

    Show marketing remark (490 chars)

    Endless possibilities in Beowawe, NV! Great weekender or perfect home for part or full time living for those looking for a peaceful retreat, a homestead or off-grid lifestyle. Live comfortably in this 3 bed, 2 bath home while you complete or expand this rare, private retreat. This stick built home sits on a 12.50 acre parcel that captures some of Nevada's most beautiful desert/mountain views. Home has a functioning septic tank. Solar power and well water connections only are in place.

18. 2025-07-24
    price $104,900
19. 2025-05-22
    price $330,000
20. 2025-05-22
    price $110,000
21. 2025-04-11
    listed $340,000 Active
22. 2025-04-11
    listed $115,000 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: $421 · $35/mo
• Projected year-2 tax: $442 · $37/mo
• Expected delta: +$21/yr (+$2/mo · 5.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,300
• − Mortgage interest: −$4,201
• − Property taxes: −$421
• − Insurance: −$375
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$2,182
• Taxable income: $6,513
• Est. tax owed @ 24.0%: −$1,563
• After-tax cash flow: $5,798/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: Eureka County School District
• NCES district ID: 3200180
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $60,611
• Composite: 43.81/100
• National rank: #6338
• State rank: #5 of 19 in NV

Livability — Crescent Valley

• Score: 63/100
• State rank: #54
• US rank: #15035

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 699

Population outlook (Eureka County) Hauer SSP2

• Today (2025): 2,116 people
• By 2030: 2,121 · +0.2%
• By 2040: 2,192 · +3.6%
• By 2050: 2,240 · +5.9%
• By 2075: 2,301 · +8.7%
• By 2100: 2,154 · +1.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 66% Two or more races 19% Asian 6% Hispanic / Latino 4% Native American 4%
• Common ancestry: Iranian 3% Portuguese 2%
• Foreign-born: 8%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Eureka

• 2024 margin: Solid R (+77.8) · D 10.0% · R 87.8% · Other 2.1%
• 2008→2024 swing: -20.1pp toward R · 2008: -57.7pp · 2024: -77.8pp
• All cycles: 2024: R+77.8 2020: R+77.7 2016: R+76.0 2012: R+68.8 2008: R+57.7

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

-77.9% since first listed

7 events — show timeline

• 2026-03-07 Price Changed $75,000 NNRMLS
• 2025-11-06 Listed $85,000 NNRMLS
• 2025-07-24 Price Changed $104,900 ECRMLS
• 2025-05-22 Price Changed $330,000 ECRMLS
• 2025-05-22 Price Changed $110,000 ECRMLS
• 2025-04-11 Listed $115,000 ECRMLS
• 2025-04-11 Listed $340,000 ECRMLS

Property tax history

+23.7%/yr

Latest (2025): $421 · +391.8% YoY. Source: county tax records.