1724 2200 East St · Battle Mountain, NV 89820

$139,000

3 bd · 1.5 ba · 980 sqft · Other public records · 58 Days on market

Built 1981 4.86 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 +16.2/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Horse Property on Acreage in Battle Mountain, Nevada - Hilltop Area Looking for space, privacy, and room for animals? This 3 bedroom, 1.5 bathroom manufactured home on 4.86 acres in Battle Mountain, Nevada offers the perfect setup for country living, hobby farming, or investment potential. This horse-ready property is fully equipped with horse corral and arena with water hookups, along with pig pens, chicken coop, and out buildings making it ideal for buyers searching for horse property, hobby farm, or livestock-ready land. The beautifully maintained yard features mature landscaping, flowers, shrubs, fruit trees, and a dedicated garden space, creating a peaceful and functional outdoor environment. Additional features include: Rail car with power for unique storage or workshop use, Wood storage area, Plenty of room for equipment, trailers, and animals Open acreage with room to expand. Inside, the home offers a cozy wood stove as the primary heat source, adding warmth and charm. Whether you're looking for an investment property, rural home, horse property, or acreage in Battle Mountain, this property checks all the boxes. Bring your animals and enjoy country living—this one is ready to go! Cash Only.

Key facts

• Acreage
• Horse property
• Pig pens

Tags

• ACREAGE
• HORSE PROPERTY
• HORSE CORRAL
• ARENA
• WATER HOOKUPS
• PIG PENS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $139k.

Deal economics

• At list price, monthly cash flow is $73 ($877/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 $113k (18.7% below list).
• Recommended offer: $113k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 1.6% in Battle Mountain — 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 76/100 on livability (#12 in NV, #3,779 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety C-, schools D, commute D.
• Lander County School District (town): math 19% / reading 36% proficiency, ranked #12 of 17 in NV (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 83 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($961 loan paydown + $6k appreciation (4.6% local appreciation)).
• At projected returns (4.6% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $139k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,035 (18.7% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.81% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.86×
• Total profit: $33,589
• Equity at exit: $75,542

10-year hold

• IRR: 14.7%
• Equity multiple: 3.54×
• Total profit: $98,909
• Equity at exit: $127,781

Cash invested: $38,920 (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 89820

• Home prices YoY: 2.1%
• Active inventory: 83
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,130 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$33 /mo · $397/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $73

Break-even live

Break-even rent $1,038

Max offer price $139,000

Occupancy floor 89%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-12
   days on market $139,000 Active 58 DOM
2. 2026-06-09
   days on market $139,000 Active 55 DOM
3. 2026-06-08
   days on market $139,000 Active 54 DOM
4. 2026-06-07
   days on market $139,000 Active 53 DOM
5. 2026-06-07
   days on market $139,000 Active 52 DOM
6. 2026-06-02
   days on market $139,000 Active 48 DOM
7. 2026-06-01
   days on market $139,000 Active 47 DOM
8. 2026-05-31
   days on market $139,000 Active 46 DOM
9. 2026-05-30
   days on market $139,000 Active 45 DOM
10. 2026-04-15
    listed $139,000 Active 1223-char remark

    Show marketing remark (1223 chars)

    Horse Property on Acreage in Battle Mountain, Nevada - Hilltop Area Looking for space, privacy, and room for animals? This 3 bedroom, 1.5 bathroom manufactured home on 4.86 acres in Battle Mountain, Nevada offers the perfect setup for country living, hobby farming, or investment potential. This horse-ready property is fully equipped with horse corral and arena with water hookups, along with pig pens, chicken coop, and out buildings making it ideal for buyers searching for horse property, hobby farm, or livestock-ready land. The beautifully maintained yard features mature landscaping, flowers, shrubs, fruit trees, and a dedicated garden space, creating a peaceful and functional outdoor environment. Additional features include: Rail car with power for unique storage or workshop use, Wood storage area, Plenty of room for equipment, trailers, and animals Open acreage with room to expand. Inside, the home offers a cozy wood stove as the primary heat source, adding warmth and charm. Whether you're looking for an investment property, rural home, horse property, or acreage in Battle Mountain, this property checks all the boxes. Bring your animals and enjoy country living—this one is ready to go! Cash Only.

11. 2011-12-14
    soldstatus $50,000

ⓘ 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: $397 · $33/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$424/yr (+$35/mo · 106.8%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,564
• − Mortgage interest: −$7,786
• − Property taxes: −$397
• − Insurance: −$695
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$4,044
• Taxable loss: −$1,527
• Est. tax savings @ 24.0%: +$367
• After-tax cash flow: $1,244/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: Lander County School District
• NCES district ID: 3200240
• Math proficiency: 19% ▼ -14.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $71,441
• Composite: 26.11/100
• National rank: #7287
• State rank: #12 of 17 in NV

Livability — Battle Mountain

• Score: 76/100
• State rank: #12
• US rank: #3779

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,579

Population outlook (Lander County) Hauer SSP2

• Today (2025): 5,947 people
• By 2030: 5,932 · -0.3%
• By 2040: 5,929 · -0.3%
• By 2050: 5,900 · -0.8%
• By 2075: 5,829 · -2.0%
• By 2100: 5,549 · -6.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 22% Two or more races 11% Native American 3%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 3% Dutch 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 88% English-only · Spanish 11%

Political lean MEDSL · Lander

• 2024 margin: Solid R (+62.3) · D 17.7% · R 80.0% · Other 2.3%
• 2008→2024 swing: -19.6pp toward R · 2008: -42.7pp · 2024: -62.3pp
• All cycles: 2024: R+62.3 2020: R+61.5 2016: R+59.1 2012: R+48.3 2008: R+42.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.62%
• Current HPI: 220.9572
• 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

+178.0% since first listed

2 events — show timeline

• 2026-04-15 Listed $139,000 NNRMLS
• 2011-12-14 Sold (Public Records) $50,000 Public Records

Property tax history

+2.2%/yr

Latest (2017): $397 · +1.2% YoY. Source: county tax records.