418 Cinnabar Ave · Mountain City, NV 89801

$250,000

3 bd · 2.0 ba · 1,592 sqft · MultiFamily · 95 Days on market

Built 2007 1.05 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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Don't miss out on this spacious 3 bedroom 2 bathroom home situated on 1 acre in the Wildhorse area near the lake. This property offers plenty of space with peaceful surroundings and easy access to outdoor recreation. Enjoy country living with room to spread out while still being close to Wildhorse Reservoir for fishing, boating, and relaxing in nature. There is also a single wide mobile home on the property, offering extra sleeping arrangements for overnight guests.

Key facts

• Outdoor recreation
• Country living
• Wildhorse area

Tags

• 1 ACRE
• WILDHORSE AREA
• OUTDOOR RECREATION
• COUNTRY LIVING
• SINGLE WIDE MOBILE HOME

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $686 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $228k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Elko County School District (town): math 22% / reading 38% proficiency, ranked #9 of 17 in NV (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 280 active listings in the ZIP; 120 units permitted in Elko County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Elko County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.76%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $3,212
• Equity at exit: $37,276

10-year hold

• IRR: 10.8%
• Equity multiple: 1.85×
• Total profit: $59,224
• Equity at exit: $21,615

Cash invested: $70,000 (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 89801

• Active inventory: 280
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $3,055 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $686

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 73%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,056
Total (2 units)			$3,055

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $250,000 Active 95 DOM
2. 2026-06-18
   days on market $250,000 Active 94 DOM
3. 2026-06-17
   days on market $250,000 Active 93 DOM
4. 2026-06-16
   days on market $250,000 Active 92 DOM
5. 2026-06-15
   days on market $250,000 Active 91 DOM
6. 2026-06-14
   days on market $250,000 Active 89 DOM
7. 2026-06-12
   days on market $250,000 Active 88 DOM
8. 2026-06-09
   days on market $250,000 Active 85 DOM
9. 2026-06-08
   days on market $250,000 Active 84 DOM
10. 2026-06-07
    days on market $250,000 Active 83 DOM
11. 2026-06-07
    days on market $250,000 Active 82 DOM
12. 2026-06-04
    days on market $250,000 Active 79 DOM
13. 2026-06-02
    days on market $250,000 Active 78 DOM
14. 2026-06-01
    days on market $250,000 Active 77 DOM
15. 2026-05-31
    days on market $250,000 Active 76 DOM
16. 2026-05-31
    days on market $250,000 Active 75 DOM
17. 2026-03-16
    listed $250,000 Active 470-char remark

    Show marketing remark (470 chars)

    Don't miss out on this spacious 3 bedroom 2 bathroom home situated on 1 acre in the Wildhorse area near the lake. This property offers plenty of space with peaceful surroundings and easy access to outdoor recreation. Enjoy country living with room to spread out while still being close to Wildhorse Reservoir for fishing, boating, and relaxing in nature. There is also a single wide mobile home on the property, offering extra sleeping arrangements for overnight guests.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 8 d/yr ≥86°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,660
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,933
• − Management: −$2,933
• − Depreciation: −$7,273
• Taxable income: $4,518
• Est. tax owed @ 24.0%: −$1,084
• After-tax cash flow: $7,145/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: Elko County School District
• NCES district ID: 3200120
• Math proficiency: 22% ▼ -10.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $70,371
• Composite: 28.09/100
• National rank: #6831
• State rank: #9 of 17 in NV

Livability — Mountain City

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 26,070

Population outlook (Elko County) Hauer SSP2

• Today (2025): 56,797 people
• By 2030: 59,107 · +4.1%
• By 2040: 63,513 · +11.8%
• By 2050: 66,996 · +18.0%
• By 2075: 73,785 · +29.9%
• By 2100: 72,352 · +27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 61% Hispanic / Latino 27% Two or more races 15% Native American 5% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Dutch 2% Italian 2% Portuguese 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 82% English-only · Spanish 15% Chinese 1%

Political lean MEDSL · Elko

• 2024 margin: Solid R (+56.6) · D 20.6% · R 77.2% · Other 2.1%
• 2008→2024 swing: -16.2pp toward R · 2008: -40.5pp · 2024: -56.6pp
• All cycles: 2024: R+56.6 2020: R+55.5 2016: R+54.7 2012: R+53.2 2008: R+40.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -122.07%
• Current HPI: 146.8186
• 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

1 event — show timeline

• 2026-03-16 Listed $250,000 ECRMLS

Property tax history

+2.0%/yr

Latest (2025): $207 · -2.2% YoY. Source: county tax records.