844 Murry St · Ely, NV 89301

$275,000

3 bd · 2.0 ba · 1,839 sqft · MultiFamily public records · 38 Days on market

Built 1942 7,501 sqft lot $150/sqft · 10% above area Est $250k · 10% 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 +19.6/30.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• ARV discount +3.0/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Wrap Your Arms Around this Charming, Tuscan Themed, Private 1838 Square Ft Home with a Separate Mother-In-Law Cottage on its Own Split-able Lot. This Property is where Italy meets the Desirable Murry Canyon of Ely Nevada. Spread your Wings on 3 City Lots for a Family Reunion or a Private Date Night Under the Stars. Walking Distance from Downtown Parks, Schools, and Activities. Both Houses are Turn-key & Move-in Ready. The Main House is 3 Bedroom/1.75 Bath, Large Main Floor Living/Dining with 2 Bedrooms and 1 Bedroom Downstairs with Living Room/Play/Game Room and 3/4 Bath. Rent the Mother-In-Law Cottage or like they did for $700-$800. Or, Split it again and Sell.

Key facts

• Rock stamped walkway
• Raised garden beds
• Terraces landscaping

Tags

• PRIVATE FENCED GRASS AREA
• METICULOUSLY MANICURED GARDEN
• RAISED GARDEN BEDS
• TERRACES LANDSCAPING
• ROCK STAMPED WALKWAY

Property features AI

Exterior

• Parking: Detached garage; Open parking; 1 garage space
• Utilities: Public water; Public sewer; Above-ground utilities; No photovoltaics
• Home design: Single-family home; One story; Faces west; Resale property
• Construction: Drywall construction; Composition/shingle roof
• Exterior features: Courtyard; Covered patio and porch; Patio; Porch; Shed(s); Partial wood fencing; Fruit trees; Garden; Landscaped yard; Has a view

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 possible bedrooms; Bedroom (9x14) with closet; Bedroom (8x14) with closet; Additional room (10x16) with closet
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom; Bathroom with tub/shower combo (11x5)
• Heating & cooling: Central electric heating
• Interior features: Ceiling fans; Skylights; Unfurnished; Laminate flooring; Wood-burning fireplace in the living room
• Laundry & utility: Laundry room with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/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 $253k (8.1% below list).
• Recommended offer: $253k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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-, amenities F, commute 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.
• Zoned schools: David E Norman Elementary (math 22% / reading 22%, grade F, #266 of 402 statewide, top 68%, 395 students, 100% FRL); White Pine Middle School (math 25% / reading 40%, grade F, #39 of 109 statewide, top 35%, 245 students, 100% FRL); White Pine High School (math 22% / reading 42%, grade F, #56 of 131 statewide, top 45%, 379 students, 100% FRL) — zoned schools average 100% FRL vs 34% district-wide (66 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $223k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $252,700 (8.1% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — 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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

• ARV (median comp): $249,894
• List price: $275,000
• Delta: 10.05%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.6%
• Equity multiple: 0.68×
• Total profit: $-24,410
• Equity at exit: $41,003

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $4,419
• Equity at exit: $23,777

Cash invested: $77,000 (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 89301

• Active inventory: 78
• Price-to-rent: 24.7×

Monthly cashflow live

• Estimated rent: $2,527 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$122 /mo · $1,460/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $318

Break-even live

Break-even rent $2,125

Max offer price $275,000

Occupancy floor 82%

Sensitivity live

Price	-10% $474	-5% $396	+0% $318	+5% $240	+10% $162
Rent	-10% $118	-5% $218	+0% $318	+5% $418	+10% $518
Rate	-1.0pp $456	-0.5pp $388	base $318	+0.5pp $247	+1.0pp $174

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$929
▸ 2× units	1	0.75	$1,598
Total (3 units)			$2,527

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-05
   statusdays on market $275,000 Pending 38 DOM
2. 2026-06-04
   days on market $275,000 Active 37 DOM
3. 2026-06-02
   days on market $275,000 Active 36 DOM
4. 2026-06-01
   days on market $275,000 Active 35 DOM
5. 2026-05-31
   days on market $275,000 Active 34 DOM
6. 2026-05-31
   days on market $275,000 Active 33 DOM
7. 2026-04-24
   listed $275,000 Active 813-char remark
8. 2022-01-25
   soldstatus $222,999 Closed 677-char remark

   Show marketing remark (677 chars)

   Wrap Your Arms Around this Charming, Tuscan Themed, Private 1838 Square Ft Home with a Separate Mother-In-Law Cottage on its Own Split-able Lot. This Property is where Italy meets the Desirable Murry Canyon of Ely Nevada. Spread your Wings on 3 City Lots for a Family Reunion or a Private Date Night Under the Stars. Walking Distance from Downtown Parks, Schools, and Activities. Both Houses are Turn-key & Move-in Ready. The Main House is 3 Bedroom/1.75 Bath, Large Main Floor Living/Dining with 2 Bedrooms and 1 Bedroom Downstairs with Living Room/Play/Game Room and 3/4 Bath. Rent the Mother-In-Law Cottage or like they did for $700-$800. Or, Split it again and Sell.

9. 2021-12-11
   status Pending 677-char remark

   Show marketing remark (677 chars)

   Wrap Your Arms Around this Charming, Tuscan Themed, Private 1838 Square Ft Home with a Separate Mother-In-Law Cottage on its Own Split-able Lot. This Property is where Italy meets the Desirable Murry Canyon of Ely Nevada. Spread your Wings on 3 City Lots for a Family Reunion or a Private Date Night Under the Stars. Walking Distance from Downtown Parks, Schools, and Activities. Both Houses are Turn-key & Move-in Ready. The Main House is 3 Bedroom/1.75 Bath, Large Main Floor Living/Dining with 2 Bedrooms and 1 Bedroom Downstairs with Living Room/Play/Game Room and 3/4 Bath. Rent the Mother-In-Law Cottage or like they did for $700-$800. Or, Split it again and Sell.

10. 2021-12-04
    price $222,999 677-char remark

    Show marketing remark (677 chars)

    Wrap Your Arms Around this Charming, Tuscan Themed, Private 1838 Square Ft Home with a Separate Mother-In-Law Cottage on its Own Split-able Lot. This Property is where Italy meets the Desirable Murry Canyon of Ely Nevada. Spread your Wings on 3 City Lots for a Family Reunion or a Private Date Night Under the Stars. Walking Distance from Downtown Parks, Schools, and Activities. Both Houses are Turn-key & Move-in Ready. The Main House is 3 Bedroom/1.75 Bath, Large Main Floor Living/Dining with 2 Bedrooms and 1 Bedroom Downstairs with Living Room/Play/Game Room and 3/4 Bath. Rent the Mother-In-Law Cottage or like they did for $700-$800. Or, Split it again and Sell.

11. 2021-11-04
    listed $224,999 Active 677-char remark

    Show marketing remark (677 chars)

    Wrap Your Arms Around this Charming, Tuscan Themed, Private 1838 Square Ft Home with a Separate Mother-In-Law Cottage on its Own Split-able Lot. This Property is where Italy meets the Desirable Murry Canyon of Ely Nevada. Spread your Wings on 3 City Lots for a Family Reunion or a Private Date Night Under the Stars. Walking Distance from Downtown Parks, Schools, and Activities. Both Houses are Turn-key & Move-in Ready. The Main House is 3 Bedroom/1.75 Bath, Large Main Floor Living/Dining with 2 Bedrooms and 1 Bedroom Downstairs with Living Room/Play/Game Room and 3/4 Bath. Rent the Mother-In-Law Cottage or like they did for $700-$800. Or, Split it again and Sell.

12. 2021-09-23
    status Pending
13. 2021-09-23
    historical
14. 2021-08-23
    listed $256,000 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: $1,460 · $122/mo
• Projected year-2 tax: $1,622 · $135/mo
• Expected delta: +$162/yr (+$14/mo · 11.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 8 d/yr ≥88°F today · 24 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: $30,324
• − Mortgage interest: −$15,404
• − Property taxes: −$1,460
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,426
• − Management: −$2,426
• − Depreciation: −$8,000
• Taxable loss: −$767
• Est. tax savings @ 24.0%: +$184
• After-tax cash flow: $3,999/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

+7.4% since first listed

9 events — show timeline

• 2026-06-04 Pending — GLVAR
• 2026-04-24 Listed $275,000 GLVAR
• 2022-01-25 Sold (MLS) $222,999 GLVAR
• 2021-12-11 Pending — GLVAR
• 2021-12-04 Price Changed $222,999 GLVAR
• 2021-11-04 Listed $224,999 GLVAR
• 2021-09-23 Pending — GLVAR
• 2021-09-23 Listing Removed — GLVAR
• 2021-08-23 Listed $256,000 GLVAR

Property tax history

+7.3%/yr

Latest (2025): $1,460 · +2.9% YoY. Source: county tax records.