None · Goodsprings, NV 89019

$150,000

2 bd · 2.0 ba · 2,153 sqft · SingleFamily · 1 Days on market

Built 2012 Poor condition 1.13 ac lot

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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 +18.0/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +1.9/5.0
• Condition / age +1.0/5.0

Listing remarks

Nice house.

Key facts

• 1.13 acre lot
• Built 2012

Property features AI

Finance

• Financial info: Annual tax amount not included per instructions

Exterior

• Parking: Open parking; RV access/parking
• Utilities: Electricity available; Private well water; Septic available (septic tank)
• Home design: Single family property; 2-story home; Faces west; Resale condition
• Construction: Asphalt roof
• Exterior features: Patio; Block fencing in front yard; Desert landscaping; Landscaped yard; One to five acre lot

Interior

• Kitchen: Island kitchen; Built-in electric oven; Electric cooktop; Microwave; Refrigerator
• Bedrooms: 2 possible bedrooms; Bedroom 2 located downstairs
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Furnished; Primary bedroom is downstairs; Bedroom on main level; Shower-only bathroom
• Laundry & utility: Washer; Dryer; Electric dryer hookup on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $130 ($2k/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 (1.6% below list).
• Recommended offer: $148k (1.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 37/100 on livability (#124 in NV) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, employment F.
• Clark County School District (urban): math 21% / reading 39% proficiency, ranked #11 of 17 in NV (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (6.6% local appreciation)).
• Clark County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,631 (1.6% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.98% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.70%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.36×
• Total profit: $57,096
• Equity at exit: $100,154

10-year hold

• IRR: 18.9%
• Equity multiple: 4.82×
• Total profit: $160,274
• Equity at exit: $186,909

Cash invested: $42,000 (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 89019

• Home prices YoY: 2.6%
• Active inventory: 53
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,476 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $130

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 86%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-13
   remarks 11-char remark
2. 2026-06-13
   listed $150,000 Pending 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 8 d/yr ≥101°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,716
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$4,364
• Taxable loss: −$885
• Est. tax savings @ 24.0%: +$212
• After-tax cash flow: $1,768/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and renovations, including roof replacement, siding repair, and landscaping improvements, to become move-in ready and increase its value.

Repairs flagged

• Major roof — Significant damage and potential leaks.
• Major siding — Peeling and weathered condition.
• Major HVAC — No visible condition, but the exterior suggests potential issues.
• Major plumbing — No visible condition, but the exterior suggests potential issues.
• Major landscaping — Sparse and not well-maintained, indicating a need for improvement and possibly re-landscaping.

Value-add opportunities

• Both roof replacement — Fixing the roof will address the most critical issue and improve both resale and rental value.
• Both siding replacement — Replacing the siding will improve the home's appearance and increase its value.
• Both landscaping — A well-maintained and aesthetically pleasing landscape will enhance curb appeal and attract potential buyers/tenants.
• Both HVAC and plumbing updates — Upgrading these systems will improve comfort and functionality, making the home more attractive to buyers/tenants.
• Both interior renovations — Updating the interior will address any issues and improve the home's overall condition, increasing its value for resale or rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage and potential leaks.	Major	$15,000–50,000
siding · Peeling and weathered condition.	Major	$15,000–50,000
HVAC · No visible condition, but the exterior suggests potential issues.	Major	$15,000–50,000
plumbing · No visible condition, but the exterior suggests potential issues.	Major	$15,000–50,000
landscaping · Sparse and not well-maintained, indicating a need for improvement and possibly re-landscaping.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both roof replacement — Fixing the roof will address the most critical issue and improve both resale and rental value. ↑
• Both siding replacement — Replacing the siding will improve the home's appearance and increase its value. ↑
• Both landscaping — A well-maintained and aesthetically pleasing landscape will enhance curb appeal and attract potential buyers/tenants. ↑
• Both HVAC and plumbing updates — Upgrading these systems will improve comfort and functionality, making the home more attractive to buyers/tenants. ↑
• Both interior renovations — Updating the interior will address any issues and improve the home's overall condition, increasing its value for resale or rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Clark County School District
• NCES district ID: 3200060
• Math proficiency: 21% ▼ -13.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $53,611
• Composite: 26.48/100
• National rank: #7211
• State rank: #11 of 17 in NV

Livability — Goodsprings

• Score: 37/100
• State rank: #124
• US rank: #27618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goodsprings, NV
• Population (ZIP): 2,355

Population outlook (Clark County) Hauer SSP2

• Today (2025): 2,504,101 people
• By 2030: 2,693,770 · +7.6%
• By 2040: 3,061,208 · +22.2%
• By 2050: 3,400,072 · +35.8%
• By 2075: 4,139,522 · +65.3%
• By 2100: 4,596,916 · +83.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Asian 10% Hispanic / Latino 6% Two or more races 5% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 3% Lithuanian 3% Portuguese 2%
• Foreign-born: 14% · Canada
• Languages at home: 83% English-only · Tagalog/Filipino 6% Spanish 5% Other Indo-European 3%

Political lean MEDSL · Clark

• 2024 margin: Toss-up / Even · D 50.4% · R 47.8% · Other 1.7%
• 2008→2024 swing: -16.5pp toward R · 2008: 19.1pp · 2024: 2.6pp
• All cycles: 2024: D+2.6 2020: D+9.3 2016: D+10.7 2012: D+14.5 2008: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.61%
• Current HPI: 262.4
• 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

2 events — show timeline

• 2026-06-12 Pending — GLVAR
• 2026-06-10 Listed $150,000 GLVAR