116 English St · Hawthorne, NV 89415

$140,000

3 bd · 2.0 ba · 1,348 sqft · SingleFamily public records · 684 Days on market

Built 1958 5,662 sqft lot $104/sqft · 15% below area Est $165k · 15% under

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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 +23.4/30.0
• ARV discount +14.4/15.0
• DSCR +7.5/10.0
• 1% rule +5.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic Investment Opportunity! This 3 bed, 2 bath home is located in a peaceful neighborhood. Exterior has been freshly painted and a brand new front door with trim was just installed. Updates included metal roof and water heater. Tons of built in shelves and storage. Blank landscape so you can come add you magic touches. Kitchen has tons of storage with a double built in oven and gas cook top. Large laundry room with sink and cabinets. Home features beautiful wood ceilings. Living room has a large brick, fire place, making cold winters days nice and warm. Back yard has a custom built BBQ and in ground pool. Pool needs to be resurfaced and has been empty for years. Home is being SOLD AS IS. Come check out this perfect opportunity. (more pictures to come)

Key facts

• Metal roof
• Custom built bbq
• Wood ceilings

Tags

• METAL ROOF
• CUSTOM BUILT BBQ
• WOOD CEILINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#19 in NV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Mineral County School District (town): math 16% / reading 31% proficiency, ranked #17 of 17 in NV (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 55 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Mineral County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 684 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $140k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 684 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.02% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.89%
• DSCR: 1.35
• GRM: 8.1

CMA / ARV

• ARV (median comp): $165,481
• List price: $140,000
• Delta: -15.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Hermansen St	0.07mi	3/1.0	1,376 (+2%)	6mo	$58,000	$42	84
114 Harrison St	0.14mi	3/2.0	1,368 (+2%)	10mo	$180,000	$132	83
674 B St	0.31mi	3/2.0	1,332 (-1%)	9mo	$225,500	$169	76
125 English St	0.05mi	3/1.0	1,213 (-10%)	2mo	$180,000	$148	75
320 Baker St	0.11mi	3/2.0	1,200 (-11%)	7mo	$230,000	$192	71
752 D St	0.44mi	3/2.0	1,457 (+8%)	3mo	$149,000	$102	63
603 H St	0.50mi	3/1.5	1,440 (+7%)	2mo	$100,000	$69	62
135 Ash St	0.59mi	3/1.0	1,344 (-0%)	8mo	$223,500	$166	61
151 B St	0.35mi	3/2.0	1,152 (-14%)	13mo	$165,000	$143	49
315 Pine St	0.74mi	3/1.0	1,204 (-11%)	4mo	$90,000	$75	40
255 Ash St	0.72mi	3/1.5	1,508 (+12%)	9mo	$235,000	$156	37
921 I St	0.73mi	2/1.0 (-1)	1,240 (-8%)	12mo	$40,000	$32	33

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-6,300
• Equity at exit: $20,874

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $15,512
• Equity at exit: $12,105

Cash invested: $39,200 (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 89415

• Active inventory: 55
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,432 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$81 /mo · $967/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $258

Break-even live

Break-even rent $1,105

Max offer price $140,000

Occupancy floor 77%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $140,000 Active 684 DOM
2. 2026-06-18
   days on market $140,000 Active 683 DOM
3. 2026-06-17
   days on market $140,000 Active 682 DOM
4. 2026-06-16
   days on market $140,000 Active 681 DOM
5. 2026-06-15
   days on market $140,000 Active 680 DOM
6. 2026-06-14
   days on market $140,000 Active 678 DOM
7. 2026-06-12
   days on market $140,000 Active 677 DOM
8. 2026-06-09
   days on market $140,000 Active 674 DOM
9. 2026-06-08
   days on market $140,000 Active 673 DOM
10. 2026-06-07
    days on market $140,000 Active 672 DOM
11. 2026-06-07
    days on market $140,000 Active 671 DOM
12. 2026-06-03
    days on market $140,000 Active 668 DOM
13. 2026-06-02
    days on market $140,000 Active 667 DOM
14. 2026-06-01
    days on market $140,000 Active 666 DOM
15. 2026-05-31
    days on market $140,000 Active 665 DOM
16. 2026-05-30
    days on market $140,000 Active 664 DOM
17. 2025-12-06
    status Active 767-char remark

    Show marketing remark (767 chars)

    Fantastic Investment Opportunity! This 3 bed, 2 bath home is located in a peaceful neighborhood. Exterior has been freshly painted and a brand new front door with trim was just installed. Updates included metal roof and water heater. Tons of built in shelves and storage. Blank landscape so you can come add you magic touches. Kitchen has tons of storage with a double built in oven and gas cook top. Large laundry room with sink and cabinets. Home features beautiful wood ceilings. Living room has a large brick, fire place, making cold winters days nice and warm. Back yard has a custom built BBQ and in ground pool. Pool needs to be resurfaced and has been empty for years. Home is being SOLD AS IS. Come check out this perfect opportunity. (more pictures to come)

18. 2025-12-06
    price $140,000 767-char remark

    Show marketing remark (767 chars)

    Fantastic Investment Opportunity! This 3 bed, 2 bath home is located in a peaceful neighborhood. Exterior has been freshly painted and a brand new front door with trim was just installed. Updates included metal roof and water heater. Tons of built in shelves and storage. Blank landscape so you can come add you magic touches. Kitchen has tons of storage with a double built in oven and gas cook top. Large laundry room with sink and cabinets. Home features beautiful wood ceilings. Living room has a large brick, fire place, making cold winters days nice and warm. Back yard has a custom built BBQ and in ground pool. Pool needs to be resurfaced and has been empty for years. Home is being SOLD AS IS. Come check out this perfect opportunity. (more pictures to come)

19. 2025-12-01
    historical 767-char remark

    Show marketing remark (767 chars)

    Fantastic Investment Opportunity! This 3 bed, 2 bath home is located in a peaceful neighborhood. Exterior has been freshly painted and a brand new front door with trim was just installed. Updates included metal roof and water heater. Tons of built in shelves and storage. Blank landscape so you can come add you magic touches. Kitchen has tons of storage with a double built in oven and gas cook top. Large laundry room with sink and cabinets. Home features beautiful wood ceilings. Living room has a large brick, fire place, making cold winters days nice and warm. Back yard has a custom built BBQ and in ground pool. Pool needs to be resurfaced and has been empty for years. Home is being SOLD AS IS. Come check out this perfect opportunity. (more pictures to come)

20. 2025-05-01
    status Active - Extended 767-char remark

    Show marketing remark (767 chars)

    Fantastic Investment Opportunity! This 3 bed, 2 bath home is located in a peaceful neighborhood. Exterior has been freshly painted and a brand new front door with trim was just installed. Updates included metal roof and water heater. Tons of built in shelves and storage. Blank landscape so you can come add you magic touches. Kitchen has tons of storage with a double built in oven and gas cook top. Large laundry room with sink and cabinets. Home features beautiful wood ceilings. Living room has a large brick, fire place, making cold winters days nice and warm. Back yard has a custom built BBQ and in ground pool. Pool needs to be resurfaced and has been empty for years. Home is being SOLD AS IS. Come check out this perfect opportunity. (more pictures to come)

21. 2025-04-17
    historical 767-char remark

    Show marketing remark (767 chars)

    Fantastic Investment Opportunity! This 3 bed, 2 bath home is located in a peaceful neighborhood. Exterior has been freshly painted and a brand new front door with trim was just installed. Updates included metal roof and water heater. Tons of built in shelves and storage. Blank landscape so you can come add you magic touches. Kitchen has tons of storage with a double built in oven and gas cook top. Large laundry room with sink and cabinets. Home features beautiful wood ceilings. Living room has a large brick, fire place, making cold winters days nice and warm. Back yard has a custom built BBQ and in ground pool. Pool needs to be resurfaced and has been empty for years. Home is being SOLD AS IS. Come check out this perfect opportunity. (more pictures to come)

22. 2024-12-06
    price $142,000 767-char remark

    Show marketing remark (767 chars)

    Fantastic Investment Opportunity! This 3 bed, 2 bath home is located in a peaceful neighborhood. Exterior has been freshly painted and a brand new front door with trim was just installed. Updates included metal roof and water heater. Tons of built in shelves and storage. Blank landscape so you can come add you magic touches. Kitchen has tons of storage with a double built in oven and gas cook top. Large laundry room with sink and cabinets. Home features beautiful wood ceilings. Living room has a large brick, fire place, making cold winters days nice and warm. Back yard has a custom built BBQ and in ground pool. Pool needs to be resurfaced and has been empty for years. Home is being SOLD AS IS. Come check out this perfect opportunity. (more pictures to come)

23. 2024-07-17
    listed $150,000 Active - New 767-char remark

    Show marketing remark (767 chars)

    Fantastic Investment Opportunity! This 3 bed, 2 bath home is located in a peaceful neighborhood. Exterior has been freshly painted and a brand new front door with trim was just installed. Updates included metal roof and water heater. Tons of built in shelves and storage. Blank landscape so you can come add you magic touches. Kitchen has tons of storage with a double built in oven and gas cook top. Large laundry room with sink and cabinets. Home features beautiful wood ceilings. Living room has a large brick, fire place, making cold winters days nice and warm. Back yard has a custom built BBQ and in ground pool. Pool needs to be resurfaced and has been empty for years. Home is being SOLD AS IS. Come check out this perfect opportunity. (more pictures to come)

24. 2006-02-14
    soldstatus $72,000

ⓘ 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: $967 · $81/mo
• Projected year-2 tax: $967 · $81/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 11 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,178
• − Mortgage interest: −$7,842
• − Property taxes: −$967
• − Insurance: −$700
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$4,073
• Taxable income: $848
• Est. tax owed @ 24.0%: −$204
• After-tax cash flow: $2,891/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: Mineral County School District
• NCES district ID: 3200330
• Math proficiency: 16% ▼ -5.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $36,882
• Composite: 19.5/100
• National rank: #8770
• State rank: #17 of 17 in NV

Livability — Hawthorne

• Score: 73/100
• State rank: #19
• US rank: #5652

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hawthorne, NV
• Population (ZIP): 3,357

Population outlook (Mineral County) Hauer SSP2

• Today (2025): 3,850 people
• By 2030: 3,615 · -6.1%
• By 2040: 3,236 · -15.9%
• By 2050: 3,032 · -21.2%
• By 2075: 2,893 · -24.9%
• By 2100: 2,549 · -33.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 17% Two or more races 16% Black 4% Native American 3%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 4% Iranian 4% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Mineral

• 2024 margin: Solid R (+35.6) · D 31.0% · R 66.6% · Other 2.4%
• 2008→2024 swing: -33.4pp toward R · 2008: -2.2pp · 2024: -35.6pp
• All cycles: 2024: R+35.6 2020: R+25.4 2016: R+27.1 2012: R+10.7 2008: R+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.39%
• Current HPI: 147.4475
• 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

+94.4% since first listed

8 events — show timeline

• 2025-12-06 Relisted — NNRMLS
• 2025-12-06 Price Changed $140,000 NNRMLS
• 2025-12-01 Listing Removed — NNRMLS
• 2025-05-01 Relisted — NNRMLS
• 2025-04-17 Listing Removed — NNRMLS
• 2024-12-06 Price Changed $142,000 NNRMLS
• 2024-07-17 Listed $150,000 NNRMLS
• 2006-02-14 Sold (Public Records) $72,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $967 · -1.1% YoY. Source: county tax records.