1235 Ave G · Ely, NV 89301

$80,000

2 bd · 2.0 ba · 1,100 sqft · Manufactured public records · 26 Days on market

Built 1965 7,000 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Upgraded 2 bedroom, 1 3/4 bath located in East Ely near Steptoe park. Newer kitchen, wood laminate flooring, large fended back yard with outbuilding for extra storage, low maintenance rock landscaping in the front. All electric appliance stay including washer and dryer.

Key facts

• Front yard is rock
• Combined dining room
• 7,000 sq ft lot

Tags

• COMBINED DINING ROOM
• DECENT-SIZED BACK YARD
• FRONT YARD IS ROCK

Property features AI

Finance

• Other: Accessible entrance; Zoning: M

Exterior

• Utilities: Public water
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding; Metal roof
• Exterior features: Rain gutters; Storage shed(s); Rock outcropping on the lot; Sidewalks

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (electric); Ceiling fan cooling; Window unit cooling
• Interior features: Ceiling fans; Window coverings
• Laundry & utility: Washer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 3.2% in Ely — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#29 in NV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, schools F, amenities 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: 78 active listings in the ZIP; 10 units permitted in White Pine County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• 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 (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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.
• Current owner paid $68k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.33% ✓
• Cap rate: 11.71%
• Cash-on-cash: 19.34%
• DSCR: 1.86
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $50,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Stevens Ave	0.73mi	2/2.0	980 (-11%)	22mo	$45,000	$46	29

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: 11.3%
• Equity multiple: 1.45×
• Total profit: $9,995
• Equity at exit: $11,928

10-year hold

• IRR: 20.3%
• Equity multiple: 2.70×
• Total profit: $38,188
• Equity at exit: $6,917

Cash invested: $22,400 (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 89301

• Active inventory: 78
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$27 /mo · $327/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $361

Break-even live

Break-even rent $608

Max offer price $80,000

Occupancy floor 61%

Sensitivity live

Price	-10% $406	-5% $384	+0% $361	+5% $338	+10% $316
Rent	-10% $277	-5% $319	+0% $361	+5% $403	+10% $445
Rate	-1.0pp $401	-0.5pp $381	base $361	+0.5pp $340	+1.0pp $319

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-20
   listed $80,000 Active 617-char remark
2. 2021-03-01
   soldstatus $67,500 270-char remark

   Show marketing remark (270 chars)

   Upgraded 2 bedroom, 1 3/4 bath located in East Ely near Steptoe park. Newer kitchen, wood laminate flooring, large fended back yard with outbuilding for extra storage, low maintenance rock landscaping in the front. All electric appliance stay including washer and dryer.

3. 2020-07-27
   listed $79,900 270-char remark

   Show marketing remark (270 chars)

   Upgraded 2 bedroom, 1 3/4 bath located in East Ely near Steptoe park. Newer kitchen, wood laminate flooring, large fended back yard with outbuilding for extra storage, low maintenance rock landscaping in the front. All electric appliance stay including washer and dryer.

4. 2020-01-09
   soldstatus $74,000

   Show marketing remark (277 chars)

   Enter into living room, dining room, kitchen separate, hall bath w/ 2nd bedroom. Master bedroom/bath. Newer flooring, windows, wallboard, upgraded electric. Clean living! Picket fence, front lawn, rock landscape, blacktop driveway. Fenced backyard w/ wood building for storage.

5. 2020-01-07
   soldstatus $74,000
6. 2018-12-13
   listed $75,000

   Show marketing remark (277 chars)

   Enter into living room, dining room, kitchen separate, hall bath w/ 2nd bedroom. Master bedroom/bath. Newer flooring, windows, wallboard, upgraded electric. Clean living! Picket fence, front lawn, rock landscape, blacktop driveway. Fenced backyard w/ wood building for storage.

7. 2018-12-13
   historical

   Show marketing remark (277 chars)

   Enter into living room, dining room, kitchen separate, hall bath w/ 2nd bedroom. Master bedroom/bath. Newer flooring, windows, wallboard, upgraded electric. Clean living! Picket fence, front lawn, rock landscape, blacktop driveway. Fenced backyard w/ wood building for storage.

8. 2018-06-27
   listed $75,000
9. 2013-12-05
   soldstatus $51,500
10. 2013-12-05
    soldstatus $51,500
11. 2013-09-27
    listed $53,000
12. 1994-07-01
    soldstatus $24,000

ⓘ 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: $327 · $27/mo
• Projected year-2 tax: $472 · $39/mo
• Expected delta: +$145/yr (+$12/mo · 44.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,775
• − Mortgage interest: −$4,481
• − Property taxes: −$327
• − Insurance: −$400
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$2,327
• Taxable income: $3,196
• Est. tax owed @ 24.0%: −$767
• After-tax cash flow: $3,564/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 — Ely

• Score: 69/100
• State rank: #29
• US rank: #8535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ely, NV
• Population (ZIP): 6,795

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 19% Black 9% Two or more races 9% Native American 5%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Romanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1%

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: ▼ -102.19%
• Current HPI: 171.2598
• 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

+233.3% since first listed

13 events — show timeline

• 2026-05-28 Pending — ECRMLS
• 2026-04-20 Listed $80,000 ECRMLS
• 2021-03-01 Sold (MLS) $67,500 GLVAR
• 2020-07-27 Listed $79,900 GLVAR
• 2020-01-09 Sold (MLS) $74,000 GLVAR
• 2020-01-07 Sold (Public Records) $74,000 Public Records
• 2018-12-13 Listing Removed — GLVAR
• 2018-12-13 Listed $75,000 GLVAR
• 2018-06-27 Listed $75,000 GLVAR
• 2013-12-05 Sold (Public Records) $51,500 Public Records
• 2013-12-05 Sold (MLS) $51,500 GLVAR
• 2013-09-27 Listed $53,000 GLVAR
• 1994-07-01 Sold (Public Records) $24,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $327 · +2.7% YoY. Source: county tax records.