251 S Prospect St · Tonopah, NV 89049

$65,000

1 bd · 1.0 ba · 667 sqft · SingleFamily · 569 Days on market

Built 1931 Fair condition 3,746 sqft lot $97/sqft · 32% below area Est $96k · 32% under ↓ 13% since listing

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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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Appreciation +6.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

This real estate listing highlights a charming home built in 1931, featuring 667 square feet of living space. Here are the key points: Condition: The home has been in the family since its construction and requires a new kitchen floor along with some upgrades. It's being sold "As Is Where Is, " which means the buyer will be responsible for any necessary repairs and improvements. , Lot Size: The property includes a large lot behind the home, which This offers potential for expansion or additional rental income. Location: Situated in the heart of old Tonopah, the home provides ample parking space, making it convenient for residents and guests. Potential: The listing invites buyers to customize the home with their own upgrades, offering a chance to create a personalized living space. This property could be appealing for someone looking for a fixer-upper in a genuine location with the potential for expansion. If you're interested, consider evaluating the cost of necessary renovations and the local real estate market to make an informed offer.

Key facts

• Ample parking space
• 3,746 sq ft lot
• Garage

Tags

• AMPLE PARKING SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($860 rent vs $65k).
• Recommended offer: $57k (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 $3k of equity ($449 loan paydown + $3k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 569 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 569 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.32% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.16%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $95,718
• List price: $65,000
• Delta: -32.09%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
345 S South St	0.07mi	1/1.0	576 (-14%)	23mo	$40,000	$69	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 23.6%
• Equity multiple: 2.40×
• Total profit: $25,565
• Equity at exit: $32,503

10-year hold

• IRR: 23.8%
• Equity multiple: 4.67×
• Total profit: $66,849
• Equity at exit: $52,803

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 89049

• Home prices YoY: 3.2%
• Active inventory: 25
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $860 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $230

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 68%

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 569 DOM
2. 2026-06-18
   days on market $65,000 Active 568 DOM
3. 2026-06-17
   days on market $65,000 Active 567 DOM
4. 2026-06-16
   days on market $65,000 Active 566 DOM
5. 2026-06-15
   days on market $65,000 Active 565 DOM
6. 2026-06-14
   days on market $65,000 Active 563 DOM
7. 2026-06-12
   days on market $65,000 Active 562 DOM
8. 2026-06-09
   days on market $65,000 Active 559 DOM
9. 2026-06-08
   days on market $65,000 Active 558 DOM
10. 2026-06-07
    days on market $65,000 Active 557 DOM
11. 2026-06-03
    days on market $65,000 Active 553 DOM
12. 2026-06-02
    days on market $65,000 Active 552 DOM
13. 2026-06-01
    days on market $65,000 Active 551 DOM
14. 2026-05-31
    days on market $65,000 Active 550 DOM
15. 2026-05-30
    days on market $65,000 Active 549 DOM
16. 2025-11-20
    price $65,000 1068-char remark

    Show marketing remark (1068 chars)

    This real estate listing highlights a charming home built in 1931, featuring 667 square feet of living space. Here are the key points: Condition: The home has been in the family since its construction and requires a new kitchen floor along with some upgrades. It's being sold "As Is Where Is, " which means the buyer will be responsible for any necessary repairs and improvements. , Lot Size: The property includes a large lot behind the home, which This offers potential for expansion or additional rental income. Location: Situated in the heart of old Tonopah, the home provides ample parking space, making it convenient for residents and guests. Potential: The listing invites buyers to customize the home with their own upgrades, offering a chance to create a personalized living space. This property could be appealing for someone looking for a fixer-upper in a genuine location with the potential for expansion. If you're interested, consider evaluating the cost of necessary renovations and the local real estate market to make an informed offer.

17. 2024-11-24
    listed $75,000 Active - New 1068-char remark

    Show marketing remark (1068 chars)

    This real estate listing highlights a charming home built in 1931, featuring 667 square feet of living space. Here are the key points: Condition: The home has been in the family since its construction and requires a new kitchen floor along with some upgrades. It's being sold "As Is Where Is, " which means the buyer will be responsible for any necessary repairs and improvements. , Lot Size: The property includes a large lot behind the home, which This offers potential for expansion or additional rental income. Location: Situated in the heart of old Tonopah, the home provides ample parking space, making it convenient for residents and guests. Potential: The listing invites buyers to customize the home with their own upgrades, offering a chance to create a personalized living space. This property could be appealing for someone looking for a fixer-upper in a genuine location with the potential for expansion. If you're interested, consider evaluating the cost of necessary renovations and the local real estate market to make an informed offer.

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 5 d/yr ≥90°F today · 13 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: $10,315
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$825
• − Management: −$825
• − Depreciation: −$1,891
• Taxable income: $1,833
• Est. tax owed @ 24.0%: −$440
• After-tax cash flow: $2,319/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 1931 single-family home requires moderate renovations, including new flooring and a new bathroom tub, to improve its condition and value.

Repairs flagged

• Major Kitchen floor — Old, worn-out floor tiles
• Major Bathroom tub — Visible rust and wear
• Moderate Exterior siding and fence — Weathered appearance

Value-add opportunities

• Resale New kitchen floor — Fresh flooring will attract buyers
• Resale New bathroom tub — A new tub will improve the bathroom's appearance
• Both Landscaping and yard maintenance — A well-maintained yard will enhance curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen floor · Old, worn-out floor tiles	Major	$15,000–50,000
Bathroom tub · Visible rust and wear	Major	$15,000–50,000
Exterior siding and fence · Weathered appearance	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Resale New kitchen floor — Fresh flooring will attract buyers ↑
• Resale New bathroom tub — A new tub will improve the bathroom's appearance ↑
• Both Landscaping and yard maintenance — A well-maintained yard will enhance curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-13.3% since first listed

2 events — show timeline

• 2025-11-20 Price Changed $65,000 NNRMLS
• 2024-11-24 Listed $75,000 NNRMLS