316 Toiyabe Rd · Kingston, NV 89310

$195,000

3 bd · 2.0 ba · 1,582 sqft · SingleFamily public records · 603 Days on market

Built 1977 1.60 ac lot $123/sqft · 21% below area Est $246k · 21% under ↓ 17% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +8.2/30.0
• Appreciation +8.1/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Livability +2.1/5.0
• 1% rule +1.7/10.0

Listing remarks MLS

Escape to the tranquility of Kingston, NV, with this cozy 2-bedroom, 1-bathroom cabin nestled on 1.6 fully fenced acres. Surrounded by breathtaking views and backing up to BLM land, this home offers privacy, adventure, and the beauty of the Toiyabe Mountain Range right at your doorstep. , Interior Highlights: The cabin features two large bedrooms, each offering comfort and space for restful nights and quiet mornings. A retro, free-standing wood stove adds a touch of character and warmth, making the living area the perfect spot to cozy up during winter evenings. A unique bonus space that can serve as an office, bar, or game room connects the garage to the dining room, making this home ideal for entertaining or work-from-home flexibility. Exterior and Additional Features: The property is equipped with a durable metal roof, ensuring low-maintenance living. Mature landscaping surrounds the cabin, enhancing its peaceful and private atmosphere, while providing shaded spots to enjoy the outdoors. The expansive views from the property are simply stunning, with the Toiyabe Mountain Range in one direction and wide-open spaces in the other. Situated in the quiet and quaint neighborhood of Kingston, this home offers the ideal combination of a serene rural lifestyle with easy access to outdoor recreation. Whether you’re looking for a full-time residence or a weekend getaway, this cabin offers an unbeatable opportunity to experience Nevada’s natural beauty in a peaceful, picturesque setting. Schedule your showing today to see this Kingston retreat in person!

Key facts

• Metal roof
• Fully fenced acres
• Blm land views

Tags

• FULLY FENCED ACRES
• BLM LAND VIEWS
• METAL ROOF
• SERENE RURAL LIFESTYLE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-308 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (27.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (33.1% below list).
• Recommended offer: $130k (33.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 43/100 on livability (#116 in NV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• 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: 42 active listings in the ZIP.

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (6.2% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 603 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,485 (33.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 603 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.09%
• DSCR: 0.82
• GRM: 12.5

CMA / ARV

• ARV (median comp): $245,719
• List price: $195,000
• Delta: -20.64%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

6.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.70×
• Total profit: $38,433
• Equity at exit: $124,450

10-year hold

• IRR: 11.4%
• Equity multiple: 3.34×
• Total profit: $127,998
• Equity at exit: $227,311

Cash invested: $54,600 (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 89310

• Home prices YoY: 9.2%
• Active inventory: 42
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$113 /mo · $1,356/yr
• Insurance: −$81
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-308

Break-even live

Break-even rent $1,695

Max offer price $140,539

Occupancy floor —

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $195,000 Active 603 DOM
2. 2026-06-18
   days on market $195,000 Active 602 DOM
3. 2026-06-17
   days on market $195,000 Active 601 DOM
4. 2026-06-16
   days on market $195,000 Active 600 DOM
5. 2026-06-15
   days on market $195,000 Active 599 DOM
6. 2026-06-14
   days on market $195,000 Active 597 DOM
7. 2026-06-12
   days on market $195,000 Active 596 DOM
8. 2026-06-09
   days on market $195,000 Active 593 DOM
9. 2026-06-08
   days on market $195,000 Active 592 DOM
10. 2026-06-07
    days on market $195,000 Active 591 DOM
11. 2026-06-07
    days on market $195,000 Active 590 DOM
12. 2026-06-02
    days on market $195,000 Active 586 DOM
13. 2026-06-01
    days on market $195,000 Active 585 DOM
14. 2026-05-31
    days on market $195,000 Active 584 DOM
15. 2026-05-30
    days on market $195,000 Active 583 DOM
16. 2025-09-05
    price $195,000 1584-char remark

    Show marketing remark (1584 chars)

    Escape to the tranquility of Kingston, NV, with this cozy 2-bedroom, 1-bathroom cabin nestled on 1.6 fully fenced acres. Surrounded by breathtaking views and backing up to BLM land, this home offers privacy, adventure, and the beauty of the Toiyabe Mountain Range right at your doorstep. , Interior Highlights: The cabin features two large bedrooms, each offering comfort and space for restful nights and quiet mornings. A retro, free-standing wood stove adds a touch of character and warmth, making the living area the perfect spot to cozy up during winter evenings. A unique bonus space that can serve as an office, bar, or game room connects the garage to the dining room, making this home ideal for entertaining or work-from-home flexibility. Exterior and Additional Features: The property is equipped with a durable metal roof, ensuring low-maintenance living. Mature landscaping surrounds the cabin, enhancing its peaceful and private atmosphere, while providing shaded spots to enjoy the outdoors. The expansive views from the property are simply stunning, with the Toiyabe Mountain Range in one direction and wide-open spaces in the other. Situated in the quiet and quaint neighborhood of Kingston, this home offers the ideal combination of a serene rural lifestyle with easy access to outdoor recreation. Whether you’re looking for a full-time residence or a weekend getaway, this cabin offers an unbeatable opportunity to experience Nevada’s natural beauty in a peaceful, picturesque setting. Schedule your showing today to see this Kingston retreat in person!

17. 2025-05-04
    price $225,000 1584-char remark

    Show marketing remark (1584 chars)

    Escape to the tranquility of Kingston, NV, with this cozy 2-bedroom, 1-bathroom cabin nestled on 1.6 fully fenced acres. Surrounded by breathtaking views and backing up to BLM land, this home offers privacy, adventure, and the beauty of the Toiyabe Mountain Range right at your doorstep. , Interior Highlights: The cabin features two large bedrooms, each offering comfort and space for restful nights and quiet mornings. A retro, free-standing wood stove adds a touch of character and warmth, making the living area the perfect spot to cozy up during winter evenings. A unique bonus space that can serve as an office, bar, or game room connects the garage to the dining room, making this home ideal for entertaining or work-from-home flexibility. Exterior and Additional Features: The property is equipped with a durable metal roof, ensuring low-maintenance living. Mature landscaping surrounds the cabin, enhancing its peaceful and private atmosphere, while providing shaded spots to enjoy the outdoors. The expansive views from the property are simply stunning, with the Toiyabe Mountain Range in one direction and wide-open spaces in the other. Situated in the quiet and quaint neighborhood of Kingston, this home offers the ideal combination of a serene rural lifestyle with easy access to outdoor recreation. Whether you’re looking for a full-time residence or a weekend getaway, this cabin offers an unbeatable opportunity to experience Nevada’s natural beauty in a peaceful, picturesque setting. Schedule your showing today to see this Kingston retreat in person!

18. 2024-10-22
    listed $235,000 Active - New 1584-char remark

    Show marketing remark (1584 chars)

    Escape to the tranquility of Kingston, NV, with this cozy 2-bedroom, 1-bathroom cabin nestled on 1.6 fully fenced acres. Surrounded by breathtaking views and backing up to BLM land, this home offers privacy, adventure, and the beauty of the Toiyabe Mountain Range right at your doorstep. , Interior Highlights: The cabin features two large bedrooms, each offering comfort and space for restful nights and quiet mornings. A retro, free-standing wood stove adds a touch of character and warmth, making the living area the perfect spot to cozy up during winter evenings. A unique bonus space that can serve as an office, bar, or game room connects the garage to the dining room, making this home ideal for entertaining or work-from-home flexibility. Exterior and Additional Features: The property is equipped with a durable metal roof, ensuring low-maintenance living. Mature landscaping surrounds the cabin, enhancing its peaceful and private atmosphere, while providing shaded spots to enjoy the outdoors. The expansive views from the property are simply stunning, with the Toiyabe Mountain Range in one direction and wide-open spaces in the other. Situated in the quiet and quaint neighborhood of Kingston, this home offers the ideal combination of a serene rural lifestyle with easy access to outdoor recreation. Whether you’re looking for a full-time residence or a weekend getaway, this cabin offers an unbeatable opportunity to experience Nevada’s natural beauty in a peaceful, picturesque setting. Schedule your showing today to see this Kingston retreat in person!

ⓘ 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: $1,356 · $113/mo
• Projected year-2 tax: $1,356 · $113/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 AO · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,658
• − Mortgage interest: −$10,923
• − Property taxes: −$1,356
• − Insurance: −$2,442
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$5,673
• Taxable loss: −$7,241
• Est. tax savings @ 24.0%: +$1,738
• After-tax cash flow: $-1,962/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 — Kingston

• Score: 43/100
• State rank: #116
• US rank: #26869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingston, NV
• Population (ZIP): 173

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 9% Native American 4%
• Common ancestry: Serbian 8%

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: ▲ 6.15%
• Current HPI: 72.8724
• 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

-17.0% since first listed

3 events — show timeline

• 2025-09-05 Price Changed $195,000 NNRMLS
• 2025-05-04 Price Changed $225,000 NNRMLS
• 2024-10-22 Listed $235,000 NNRMLS

Property tax history

+1.2%/yr

Latest (2025): $1,356 · +3.0% YoY. Source: county tax records.