925 Arb St · Hawthorne, NV 89415

$99,900

2 bd · 1.0 ba · 696 sqft · SingleFamily public records · 324 Days on market

Built 1965 4,356 sqft lot $144/sqft · 15% below area Est $118k · 15% under ↓ 5% since listing

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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 +21.0/30.0
• ARV discount +14.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• 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

This home has a cottage-like setting. This 2 Bedroom, 1 bath home has new metal roof and large lot with RV parking, fenced yard, close to schools and shopping and covered porch and is priced to sell.

Key facts

• Covered porch
• New metal roof
• Rv parking

Tags

• COTTAGE-LIKE SETTING
• NEW METAL ROOF
• LARGE LOT
• RV PARKING
• FENCED YARD
• COVERED PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $141 ($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 $97k (2.8% below list).
• Recommended offer: $88k (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 $691 of loan paydown is wiped out by about $3k 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 324 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 324 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 1965 — 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: 0.97% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.03%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

• ARV (median comp): $118,218
• List price: $99,900
• Delta: -15.49%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
665 C St	0.33mi	2/1.0	672 (-3%)	9mo	$77,000	$115	71

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-7,259
• Equity at exit: $14,895

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $5,108
• Equity at exit: $8,638

Cash invested: $27,972 (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: 8.6×

Monthly cashflow live

• Estimated rent: $971 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$61 /mo · $731/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $141

Break-even live

Break-even rent $793

Max offer price $99,900

Occupancy floor 81%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $99,900 Active 324 DOM
2. 2026-06-18
   days on market $99,900 Active 323 DOM
3. 2026-06-17
   days on market $99,900 Active 322 DOM
4. 2026-06-16
   days on market $99,900 Active 321 DOM
5. 2026-06-15
   days on market $99,900 Active 320 DOM
6. 2026-06-14
   days on market $99,900 Active 318 DOM
7. 2026-06-12
   days on market $99,900 Active 317 DOM
8. 2026-06-09
   days on market $99,900 Active 314 DOM
9. 2026-06-08
   days on market $99,900 Active 313 DOM
10. 2026-06-07
    days on market $99,900 Active 312 DOM
11. 2026-06-07
    days on market $99,900 Active 311 DOM
12. 2026-06-03
    days on market $99,900 Active 308 DOM
13. 2026-06-02
    days on market $99,900 Active 307 DOM
14. 2026-06-01
    days on market $99,900 Active 306 DOM
15. 2026-05-31
    days on market $99,900 Active 305 DOM
16. 2026-05-30
    days on market $99,900 Active 304 DOM
17. 2026-04-27
    price $99,900 199-char remark

    Show marketing remark (199 chars)

    This home has a cottage-like setting. This 2 Bedroom, 1 bath home has new metal roof and large lot with RV parking, fenced yard, close to schools and shopping and covered porch and is priced to sell.

18. 2026-03-30
    status Active 199-char remark

    Show marketing remark (199 chars)

    This home has a cottage-like setting. This 2 Bedroom, 1 bath home has new metal roof and large lot with RV parking, fenced yard, close to schools and shopping and covered porch and is priced to sell.

19. 2026-03-22
    historical 199-char remark

    Show marketing remark (199 chars)

    This home has a cottage-like setting. This 2 Bedroom, 1 bath home has new metal roof and large lot with RV parking, fenced yard, close to schools and shopping and covered porch and is priced to sell.

20. 2026-01-30
    status Active 199-char remark

    Show marketing remark (199 chars)

    This home has a cottage-like setting. This 2 Bedroom, 1 bath home has new metal roof and large lot with RV parking, fenced yard, close to schools and shopping and covered porch and is priced to sell.

21. 2026-01-13
    historical Active Under Contract-Show 199-char remark

    Show marketing remark (199 chars)

    This home has a cottage-like setting. This 2 Bedroom, 1 bath home has new metal roof and large lot with RV parking, fenced yard, close to schools and shopping and covered porch and is priced to sell.

22. 2025-07-22
    listed $105,000 Active 199-char remark

    Show marketing remark (199 chars)

    This home has a cottage-like setting. This 2 Bedroom, 1 bath home has new metal roof and large lot with RV parking, fenced yard, close to schools and shopping and covered porch and is priced to sell.

ⓘ 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: $731 · $61/mo
• Projected year-2 tax: $731 · $61/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 3/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥97°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: $11,651
• − Mortgage interest: −$5,596
• − Property taxes: −$731
• − Insurance: −$500
• − Repairs & maintenance: −$932
• − Management: −$932
• − Depreciation: −$2,906
• Taxable income: $54
• Est. tax owed @ 24.0%: −$13
• After-tax cash flow: $1,674/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

-4.9% since first listed

6 events — show timeline

• 2026-04-27 Price Changed $99,900 NNRMLS
• 2026-03-30 Relisted — NNRMLS
• 2026-03-22 Listing Removed — NNRMLS
• 2026-01-30 Relisted — NNRMLS
• 2026-01-13 Contingent — NNRMLS
• 2025-07-22 Listed $105,000 NNRMLS

Property tax history

+3.9%/yr

Latest (2025): $731 · +10.0% YoY. Source: county tax records.