210 N South St · Tonopah, NV 89049

$35,000

1 bd · 1.0 ba · 624 sqft · Other public records · 203 Days on market

Built 1972 3,484 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

This home is located on the Corner of Oddie and N. South Street. It is tenant occupied and a minimum of 24 hours' notice is required. CASH Only Sale is "AS IS". Do Not Disturb Occupant. Fully fenced and views of the mountains to the West.

Key facts

• Fully fenced
• 3,484 sq ft lot
• Built 1972

Tags

• FULLY FENCED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $35k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($843 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#60 in NV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Nye County School District (rural): math 20% / reading 33% proficiency, ranked #16 of 17 in NV (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 25 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($242 loan paydown + $1k appreciation (3.9% local appreciation)).
• Nye County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 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 1972 — 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 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?
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: 2.41% ✓
• Cap rate: 21.50%
• Cash-on-cash: 54.32%
• DSCR: 3.42
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 60.3%
• Equity multiple: 4.48×
• Total profit: $34,130
• Equity at exit: $17,501

10-year hold

• IRR: 59.1%
• Equity multiple: 9.16×
• Total profit: $79,934
• Equity at exit: $28,432

Cash invested: $9,800 (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 89049

• Home prices YoY: 3.2%
• Active inventory: 25
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $843 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$24 /mo · $290/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $444

Break-even live

Break-even rent $281

Max offer price $35,000

Occupancy floor 42%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $35,000 Active 203 DOM
2. 2026-06-18
   days on market $35,000 Active 202 DOM
3. 2026-06-17
   days on market $35,000 Active 201 DOM
4. 2026-06-16
   days on market $35,000 Active 200 DOM
5. 2026-06-15
   days on market $35,000 Active 199 DOM
6. 2026-06-14
   days on market $35,000 Active 197 DOM
7. 2026-06-12
   days on market $35,000 Active 196 DOM
8. 2026-06-09
   days on market $35,000 Active 193 DOM
9. 2026-06-08
   days on market $35,000 Active 192 DOM
10. 2026-06-07
    days on market $35,000 Active 191 DOM
11. 2026-06-03
    days on market $35,000 Active 187 DOM
12. 2026-06-02
    days on market $35,000 Active 186 DOM
13. 2026-06-01
    days on market $35,000 Active 185 DOM
14. 2026-05-31
    days on market $35,000 Active 184 DOM
15. 2026-05-30
    days on market $35,000 Active 183 DOM
16. 2026-04-30
    status Active 248-char remark

    Show marketing remark (248 chars)

    This home is located on the Corner of Oddie and N. South Street. It is tenant occupied and a minimum of 24 hours' notice is required. CASH Only Sale is "AS IS". Do Not Disturb Occupant. Fully fenced and views of the mountains to the West.

17. 2026-04-27
    historical Active Under Contract-Show 248-char remark

    Show marketing remark (248 chars)

    This home is located on the Corner of Oddie and N. South Street. It is tenant occupied and a minimum of 24 hours' notice is required. CASH Only Sale is "AS IS". Do Not Disturb Occupant. Fully fenced and views of the mountains to the West.

18. 2025-11-25
    listed $35,000 Active 248-char remark

    Show marketing remark (248 chars)

    This home is located on the Corner of Oddie and N. South Street. It is tenant occupied and a minimum of 24 hours' notice is required. CASH Only Sale is "AS IS". Do Not Disturb Occupant. Fully fenced and views of the mountains to the West.

ⓘ 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: $290 · $24/mo
• Projected year-2 tax: $290 · $24/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 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,115
• − Mortgage interest: −$1,961
• − Property taxes: −$290
• − Insurance: −$175
• − Repairs & maintenance: −$809
• − Management: −$809
• − Depreciation: −$1,018
• Taxable income: $5,053
• Est. tax owed @ 24.0%: −$1,213
• After-tax cash flow: $4,111/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: Nye County School District
• NCES district ID: 3200360
• Math proficiency: 20% ▼ -6.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $41,447
• Composite: 22.43/100
• National rank: #8110
• State rank: #16 of 17 in NV

Livability — Tonopah

• Score: 63/100
• State rank: #60
• US rank: #16080

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tonopah, NV
• Population (ZIP): 2,711

Population outlook (Nye County) Hauer SSP2

• Today (2025): 40,727 people
• By 2030: 38,812 · -4.7%
• By 2040: 33,952 · -16.6%
• By 2050: 29,393 · -27.8%
• By 2075: 21,122 · -48.1%
• By 2100: 14,400 · -64.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 15% Black 8% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5%
• Common ancestry: Lithuanian 2% Romanian 2% Scottish 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · French/Haitian/Cajun 6% Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Nye

• 2024 margin: Solid R (+42.2) · D 28.0% · R 70.2% · Other 1.8%
• 2008→2024 swing: -28.8pp toward R · 2008: -13.4pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+40.4 2016: R+42.0 2012: R+24.2 2008: R+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.88%
• Current HPI: 124.5675
• 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

3 events — show timeline

• 2026-04-30 Relisted — NNRMLS
• 2026-04-27 Contingent — NNRMLS
• 2025-11-25 Listed $35,000 NNRMLS

Property tax history

+1.5%/yr

Latest (2025): $290 · -2.8% YoY. Source: county tax records.