1834 1825 E · Battle Mountain, NV 89820

$65,000

3 bd · 1.0 ba · 720 sqft · SingleFamily public records · 52 Days on market

Built 1965 5.00 ac 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 +7.3/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Check out this 5 acre property with incredible mountain views and wide open spaces. Features include private well, septic, and power on site. Mobile home will probably need to removed. Plenty of room to expand, build, or enjoy rural living. Property is being sold as is. Buyer to verify all conditions of utilities.

Key facts

• Rural living
• Private well
• Septic

Tags

• 5 ACRE PROPERTY
• MOUNTAIN VIEWS
• PRIVATE WELL
• SEPTIC
• POWER ON SITE
• RURAL LIVING

Property features AI

Exterior

• Utilities: Private well water
• Home design: Manufactured home; Residential property
• Construction: Metal siding
• Exterior features: Partial fenced yard; Fenced; Metal roof; Natural vegetation; Has a view; Horses allowed

Interior

• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Propane heating; No central cooling
• Interior features: Carpet flooring; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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 $3k of equity ($449 loan paydown + $3k appreciation (4.6% local appreciation)).
• At projected returns (4.6% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $65k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.74% ✓
• Cap rate: 15.05%
• Cash-on-cash: 31.28%
• DSCR: 2.39
• GRM: 4.8

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: 39.7%
• Equity multiple: 3.41×
• Total profit: $43,775
• Equity at exit: $35,325

10-year hold

• IRR: 38.2%
• Equity multiple: 6.88×
• Total profit: $106,926
• Equity at exit: $59,754

Cash invested: $18,200 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$53 /mo · $639/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $474

Break-even live

Break-even rent $533

Max offer price $65,000

Occupancy floor 53%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $65,000 Active 52 DOM
2. 2026-06-18
   days on market $65,000 Active 51 DOM
3. 2026-06-17
   days on market $65,000 Active 50 DOM
4. 2026-06-16
   days on market $65,000 Active 49 DOM
5. 2026-06-15
   days on market $65,000 Active 48 DOM
6. 2026-06-14
   days on market $65,000 Active 46 DOM
7. 2026-06-12
   days on market $65,000 Active 45 DOM
8. 2026-06-09
   days on market $65,000 Active 42 DOM
9. 2026-06-08
   days on market $65,000 Active 41 DOM
10. 2026-06-07
    days on market $65,000 Active 40 DOM
11. 2026-06-07
    days on market $65,000 Active 39 DOM
12. 2026-06-02
    days on market $65,000 Active 35 DOM
13. 2026-06-01
    days on market $65,000 Active 34 DOM
14. 2026-05-31
    days on market $65,000 Active 33 DOM
15. 2026-05-30
    days on market $65,000 Active 32 DOM
16. 2026-04-28
    listed $65,000 Active 315-char remark
17. 1994-03-21
    soldstatus $22,000

ⓘ 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: $639 · $53/mo
• Projected year-2 tax: $639 · $53/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 4/10 Moderate FEMA zone X (unshaded) · 40% chance over 30 yrs
• 🔥 Wildfire 7/10 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: $13,604
• − Mortgage interest: −$3,641
• − Property taxes: −$639
• − Insurance: −$325
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$1,891
• Taxable income: $4,931
• Est. tax owed @ 24.0%: −$1,183
• After-tax cash flow: $4,509/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

+195.5% since first listed

2 events — show timeline

• 2026-04-28 Listed $65,000 ECRMLS
• 1994-03-21 Sold (Public Records) $22,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $639 · +5.6% YoY. Source: county tax records.