710 Cedar St · Carlin, NV 89822

$200,000

4 bd · 4.0 ba · 1,608 sqft · Other public records · 410 Days on market

Built 1914 7,492 sqft lot $124/sqft · 23% below area Est $259k · 23% under

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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 +17.1/30.0
• ARV discount +15.0/15.0
• Appreciation +6.9/10.0
• DSCR +5.3/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great investment opportunity. Extra material for the project will stay at no additional cost to the buyer. All electric. There is currently a gas line pulled but you will have to contact Southwest Gas. All the homes have a new roof and new stucco (Permits pulled). A new sidewalk was also reconstructed on the front of the property. Every unit has its own new electrical meter that was installed by Wells Rural Electric. The first home is 95% complete. Buyer to do their own due diligence. RV Pad is available towards the end of the property. The owner of the property is the listing agent.

Key facts

• New stucco
• New electrical meter
• Rv pad

Tags

• NEW ROOF
• NEW STUCCO
• NEW SIDEWALK
• NEW ELECTRICAL METER
• RV PAD

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (14.1% below list).
• Recommended offer: $172k (14.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#7 in NV, #3,297 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D, amenities F.
• 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: 11 active listings in the ZIP; 120 units permitted in Elko County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (3.8% local appreciation)).
• Elko County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 410 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago 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.
• Current owner paid $55k; list at $200k implies a 264% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,896 (14.1% below list)

Questions for the listing agent

1. It's been on market 410 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — 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 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?
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: 0.86% ✗
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 9.7

CMA / ARV

• ARV (median comp): $258,785
• List price: $200,000
• Delta: -22.72%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

3.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.74×
• Total profit: $41,206
• Equity at exit: $98,737

10-year hold

• IRR: 13.9%
• Equity multiple: 3.22×
• Total profit: $124,221
• Equity at exit: $159,402

Cash invested: $56,000 (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 89822

• Home prices YoY: 2.3%
• Active inventory: 11
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,719 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$86 /mo · $1,031/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $140

Break-even live

Break-even rent $1,542

Max offer price $200,000

Occupancy floor 87%

Sensitivity live

Price	-10% $253	-5% $196	+0% $140	+5% $83	+10% $27
Rent	-10% $4	-5% $72	+0% $140	+5% $208	+10% $276
Rate	-1.0pp $241	-0.5pp $191	base $140	+0.5pp $88	+1.0pp $35

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $200,000 Active 410 DOM
2. 2026-06-19
   days on market $200,000 Active 408 DOM
3. 2026-06-18
   days on market $200,000 Active 407 DOM
4. 2026-06-17
   days on market $200,000 Active 406 DOM
5. 2026-06-16
   days on market $200,000 Active 405 DOM
6. 2026-06-15
   days on market $200,000 Active 404 DOM
7. 2026-06-14
   days on market $200,000 Active 402 DOM
8. 2026-06-12
   days on market $200,000 Active 401 DOM
9. 2026-06-09
   days on market $200,000 Active 398 DOM
10. 2026-06-08
    days on market $200,000 Active 397 DOM
11. 2026-06-07
    days on market $200,000 Active 396 DOM
12. 2026-06-07
    days on market $200,000 Active 395 DOM
13. 2026-06-04
    days on market $200,000 Active 392 DOM
14. 2026-06-02
    days on market $200,000 Active 391 DOM
15. 2026-06-01
    days on market $200,000 Active 390 DOM
16. 2026-05-31
    days on market $200,000 Active 389 DOM
17. 2026-05-31
    days on market $200,000 Active 388 DOM
18. 2026-01-15
    status Active 590-char remark

    Show marketing remark (590 chars)

    Great investment opportunity. Extra material for the project will stay at no additional cost to the buyer. All electric. There is currently a gas line pulled but you will have to contact Southwest Gas. All the homes have a new roof and new stucco (Permits pulled). A new sidewalk was also reconstructed on the front of the property. Every unit has its own new electrical meter that was installed by Wells Rural Electric. The first home is 95% complete. Buyer to do their own due diligence. RV Pad is available towards the end of the property. The owner of the property is the listing agent.

19. 2025-04-23
    listed $200,000 Active 590-char remark

    Show marketing remark (590 chars)

    Great investment opportunity. Extra material for the project will stay at no additional cost to the buyer. All electric. There is currently a gas line pulled but you will have to contact Southwest Gas. All the homes have a new roof and new stucco (Permits pulled). A new sidewalk was also reconstructed on the front of the property. Every unit has its own new electrical meter that was installed by Wells Rural Electric. The first home is 95% complete. Buyer to do their own due diligence. RV Pad is available towards the end of the property. The owner of the property is the listing agent.

20. 2024-06-11
    listed $225,000 Active
21. 2022-08-15
    soldstatus $55,000
22. 2022-06-19
    listed $60,000
23. 2021-03-31
    soldstatus $50,000
24. 2021-03-31
    soldstatus $50,000
25. 2020-12-28
    listed $50,000

ⓘ 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: $1,031 · $86/mo
• Projected year-2 tax: $1,180 · $98/mo
• Expected delta: +$149/yr (+$12/mo · 14.4%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 4/10 Moderate 6 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,628
• − Mortgage interest: −$11,203
• − Property taxes: −$1,031
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$5,818
• Taxable loss: −$1,726
• Est. tax savings @ 24.0%: +$414
• After-tax cash flow: $2,093/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 — Carlin

• Score: 76/100
• State rank: #7
• US rank: #3297

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carlin, NV
• Population (ZIP): 2,071

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: Majority White (65%)
• Race & ethnicity: White 65% Two or more races 24% Hispanic / Latino 23% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 8% Danish 6% Scottish 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6% Other Asian/Pacific 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: ▲ 3.77%
• Current HPI: 168.0517
• 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

+300.0% since first listed

8 events — show timeline

• 2026-01-15 Relisted — ECRMLS
• 2025-04-23 Listed $200,000 ECRMLS
• 2024-06-11 Listed $225,000 ECRMLS
• 2022-08-15 Sold (MLS) $55,000 ECRMLS
• 2022-06-19 Listed $60,000 ECRMLS
• 2021-03-31 Sold (Public Records) $50,000 Public Records
• 2021-03-31 Sold (MLS) $50,000 ECRMLS
• 2020-12-28 Listed $50,000 ECRMLS

Property tax history

+5.5%/yr

Latest (2025): $1,031 · -10.5% YoY. Source: county tax records.