2432 Khoury Ln · Elko, NV 89801

$402,500

3 bd · 3.0 ba · 1,615 sqft · Townhouse public records · 51 Days on market

Built 2017 1,263 sqft lot $249/sqft · 49% above area Est $377k · 7% over $250/mo HOA · 10% of rent

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Why this score? — see what drove the F 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 +5.1/30.0
• ARV discount +4.4/15.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This immaculate, move-in-ready townhouse offers modern living at its finest. Built in 2017, this meticulously maintained home features 3 spacious bedrooms, 4 bathrooms, and 2,245 square feet of versatile living space. Step inside to discover a bright and welcoming interior with an open-concept layout, perfect for entertaining or relaxing. The chef's kitchen is equipped with stainless steel appliances, granite countertops, and ample cabinetry, making it a delight to prepare meals and gather with loved ones. Upstairs, the luxurious main suite awaits-a true retreat. It features a spacious main bathroom with a large walk-in shower, double sinks, and a generous walk-in closet for all your storage needs. The home also boasts a finished walk-out basement, adding valuable living space for a home office, gym, or entertainment area. Outside, the fully fenced yard offers privacy and is perfect for outdoor activities or simply unwinding. Enjoy the beautiful city view from the upstairs patio. This home is part of a desirable maintenance-free community with a $250 monthly HOA fee, which includes water services and care for common areas. Agent is related to the sellers.

Key facts

• Spacious bathroom
• Stunning city views
• Granite countertops

Tags

• STUNNING CITY VIEWS
• OPEN-CONCEPT MAIN LEVEL
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• GENEROUS PREP SPACE
• SPACIOUS BATHROOM

Property features AI

Finance

• Other: Subdivision: Pt At Ruby Vw Llc 1
• HOA & community: Homeowners association with $250 monthly fee covering grounds maintenance

Exterior

• Parking: 1 covered garage space (1-car garage)
• Utilities: Electric water heater; Natural gas heating
• Home design: Townhouse (residential); Multi/split levels; Stucco exterior; Asphalt roof
• Construction: Stucco construction; Asphalt roof; Full basement with walk-out access
• Exterior features: Balcony; Patio; Level lot

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Bedrooms: Includes multiple bedrooms (total rooms: 12)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fans
• Interior features: Ceiling fans; Walk-in closets; Full walk-out basement
• Laundry & utility: Washer; Dryer; Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $402k.

Deal economics

• At list price, monthly cash flow is $-933 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (40.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (37.9% below list).
• Recommended offer: $238k (40.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 76/100 on livability (#11 in NV, #3,528 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: crime C-, health & safety C-, commute D-.
• 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.
• Zoned schools: Grammar School 2 (math 42% / reading 47%, grade F, #83 of 402 statewide, top 22%, 339 students, 100% FRL); Adobe Middle School (math 20% / reading 39%, grade F, #44 of 109 statewide, top 46%, 720 students, 36% FRL); Elko High School (math 21% / reading 38%, grade F, #67 of 131 statewide, top 53%, 1,424 students, 31% FRL) — zoned schools average 56% FRL vs 29% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 284 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $12k 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.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($390k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Risks & watch-outs

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

Recommended offer $237,734 (40.9% 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 51 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.62% ✗
• Cap rate: 3.51%
• Cash-on-cash: -9.93%
• DSCR: 0.56
• GRM: 13.4

CMA / ARV

• ARV (median comp): $376,704
• List price: $402,500
• Delta: 6.85%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1995 Griswold Dr	0.59mi	2/2.5 (-1)	1,548 (-4%)	20mo	$273,000	$176	42

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

Projected returns pro-forma

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

5-year hold

• IRR: -34.1%
• Equity multiple: -0.10×
• Total profit: $-124,511
• Equity at exit: $60,014

10-year hold

• IRR: -42.8%
• Equity multiple: -0.64×
• Total profit: $-184,447
• Equity at exit: $34,801

Cash invested: $112,700 (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: 284
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$2,111
• Tax from tax record: −$379 /mo · $4,551/yr
• Insurance: −$168
• HOA: −$250
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-933

Break-even live

Break-even rent $3,681

Max offer price $237,734

Occupancy floor —

Sensitivity live

Price	-10% $-705	-5% $-819	+0% $-933	+5% $-1,047	+10% $-1,161
Rent	-10% $-1,130	-5% $-1,031	+0% $-933	+5% $-834	+10% $-735
Rate	-1.0pp $-730	-0.5pp $-830	base $-933	+0.5pp $-1,037	+1.0pp $-1,143

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: $100,625
• Closing costs: $12,075
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1729 Village Pkwy Elko, NV	3.0	2.0	1522	$2,500	$1.64	45d	1	1.43mi

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: watergym

Listing history 27 events

1. 2026-06-21
   days on market $402,500 Active 51 DOM
2. 2026-06-19
   days on market $402,500 Active 49 DOM
3. 2026-06-18
   days on market $402,500 Active 48 DOM
4. 2026-06-17
   days on market $402,500 Active 47 DOM
5. 2026-06-16
   days on market $402,500 Active 46 DOM
6. 2026-06-15
   days on market $402,500 Active 45 DOM
7. 2026-06-14
   days on market $402,500 Active 43 DOM
8. 2026-06-12
   days on market $402,500 Active 42 DOM
9. 2026-06-09
   days on market $402,500 Active 39 DOM
10. 2026-06-08
    days on market $402,500 Active 38 DOM
11. 2026-06-07
    days on market $402,500 Active 37 DOM
12. 2026-06-07
    days on market $402,500 Active 36 DOM
13. 2026-06-04
    days on market $402,500 Active 33 DOM
14. 2026-06-03
    price $402,500 Active 32 DOM
15. 2026-06-02
    days on market $405,000 Active 32 DOM
16. 2026-06-01
    days on market $405,000 Active 31 DOM
17. 2026-05-31
    days on market $405,000 Active 30 DOM
18. 2026-05-31
    days on market $405,000 Active 29 DOM
19. 2026-05-01
    listed $405,000 Active 1032-char remark
20. 2025-02-21
    soldstatus $387,500 Closed 1173-char remark

    Show marketing remark (1173 chars)

    This immaculate, move-in-ready townhouse offers modern living at its finest. Built in 2017, this meticulously maintained home features 3 spacious bedrooms, 4 bathrooms, and 2,245 square feet of versatile living space. Step inside to discover a bright and welcoming interior with an open-concept layout, perfect for entertaining or relaxing. The chef's kitchen is equipped with stainless steel appliances, granite countertops, and ample cabinetry, making it a delight to prepare meals and gather with loved ones. Upstairs, the luxurious main suite awaits-a true retreat. It features a spacious main bathroom with a large walk-in shower, double sinks, and a generous walk-in closet for all your storage needs. The home also boasts a finished walk-out basement, adding valuable living space for a home office, gym, or entertainment area. Outside, the fully fenced yard offers privacy and is perfect for outdoor activities or simply unwinding. Enjoy the beautiful city view from the upstairs patio. This home is part of a desirable maintenance-free community with a $250 monthly HOA fee, which includes water services and care for common areas. Agent is related to the sellers.

21. 2025-02-21
    soldstatus $387,500

    Show marketing remark (1173 chars)

    This immaculate, move-in-ready townhouse offers modern living at its finest. Built in 2017, this meticulously maintained home features 3 spacious bedrooms, 4 bathrooms, and 2,245 square feet of versatile living space. Step inside to discover a bright and welcoming interior with an open-concept layout, perfect for entertaining or relaxing. The chef's kitchen is equipped with stainless steel appliances, granite countertops, and ample cabinetry, making it a delight to prepare meals and gather with loved ones. Upstairs, the luxurious main suite awaits-a true retreat. It features a spacious main bathroom with a large walk-in shower, double sinks, and a generous walk-in closet for all your storage needs. The home also boasts a finished walk-out basement, adding valuable living space for a home office, gym, or entertainment area. Outside, the fully fenced yard offers privacy and is perfect for outdoor activities or simply unwinding. Enjoy the beautiful city view from the upstairs patio. This home is part of a desirable maintenance-free community with a $250 monthly HOA fee, which includes water services and care for common areas. Agent is related to the sellers.

22. 2025-01-18
    status Pending 1173-char remark

    Show marketing remark (1173 chars)

    This immaculate, move-in-ready townhouse offers modern living at its finest. Built in 2017, this meticulously maintained home features 3 spacious bedrooms, 4 bathrooms, and 2,245 square feet of versatile living space. Step inside to discover a bright and welcoming interior with an open-concept layout, perfect for entertaining or relaxing. The chef's kitchen is equipped with stainless steel appliances, granite countertops, and ample cabinetry, making it a delight to prepare meals and gather with loved ones. Upstairs, the luxurious main suite awaits-a true retreat. It features a spacious main bathroom with a large walk-in shower, double sinks, and a generous walk-in closet for all your storage needs. The home also boasts a finished walk-out basement, adding valuable living space for a home office, gym, or entertainment area. Outside, the fully fenced yard offers privacy and is perfect for outdoor activities or simply unwinding. Enjoy the beautiful city view from the upstairs patio. This home is part of a desirable maintenance-free community with a $250 monthly HOA fee, which includes water services and care for common areas. Agent is related to the sellers.

23. 2025-01-16
    listed $385,000 Active 1173-char remark

    Show marketing remark (1173 chars)

    This immaculate, move-in-ready townhouse offers modern living at its finest. Built in 2017, this meticulously maintained home features 3 spacious bedrooms, 4 bathrooms, and 2,245 square feet of versatile living space. Step inside to discover a bright and welcoming interior with an open-concept layout, perfect for entertaining or relaxing. The chef's kitchen is equipped with stainless steel appliances, granite countertops, and ample cabinetry, making it a delight to prepare meals and gather with loved ones. Upstairs, the luxurious main suite awaits-a true retreat. It features a spacious main bathroom with a large walk-in shower, double sinks, and a generous walk-in closet for all your storage needs. The home also boasts a finished walk-out basement, adding valuable living space for a home office, gym, or entertainment area. Outside, the fully fenced yard offers privacy and is perfect for outdoor activities or simply unwinding. Enjoy the beautiful city view from the upstairs patio. This home is part of a desirable maintenance-free community with a $250 monthly HOA fee, which includes water services and care for common areas. Agent is related to the sellers.

24. 2022-06-16
    soldstatus $350,000

    Show marketing remark (475 chars)

    Welcome to this beautifully built Townhome, it has 3 bed 3.5 bath, two living areas, the downstairs can be another living room or a bedroom, it does have its own full bathroom and closet. Upstairs offers 2 other bedrooms, 1 full bathroom, the laundry room, and master suite- the master bathroom has plenty of space and is GORGEOUS! The seller has updated some light fixtures through out the home. This home shows true pride in ownership and is VERY clean! Lets make it yours!

25. 2022-06-16
    soldstatus $350,000

    Show marketing remark (475 chars)

    Welcome to this beautifully built Townhome, it has 3 bed 3.5 bath, two living areas, the downstairs can be another living room or a bedroom, it does have its own full bathroom and closet. Upstairs offers 2 other bedrooms, 1 full bathroom, the laundry room, and master suite- the master bathroom has plenty of space and is GORGEOUS! The seller has updated some light fixtures through out the home. This home shows true pride in ownership and is VERY clean! Lets make it yours!

26. 2022-04-18
    listed $359,000

    Show marketing remark (475 chars)

    Welcome to this beautifully built Townhome, it has 3 bed 3.5 bath, two living areas, the downstairs can be another living room or a bedroom, it does have its own full bathroom and closet. Upstairs offers 2 other bedrooms, 1 full bathroom, the laundry room, and master suite- the master bathroom has plenty of space and is GORGEOUS! The seller has updated some light fixtures through out the home. This home shows true pride in ownership and is VERY clean! Lets make it yours!

27. 2018-05-25
    soldstatus $305,500

ⓘ 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: $4,551 · $379/mo
• Projected year-2 tax: $4,551 · $379/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$22,546
• − Property taxes: −$4,551
• − Insurance: −$2,012
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$3,000
• − Depreciation: −$11,709
• Taxable loss: −$18,619
• Est. tax savings @ 24.0%: +$4,468
• After-tax cash flow: $-6,724/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 — Elko

• Score: 76/100
• State rank: #11
• US rank: #3528

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elko, NV
• 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

+31.8% since first listed

10 events — show timeline

• 2026-06-02 Price Changed $402,500 ECRMLS
• 2026-05-01 Listed $405,000 ECRMLS
• 2025-02-21 Sold (Public Records) $387,500 Public Records
• 2025-02-21 Sold (MLS) $387,500 ECRMLS
• 2025-01-18 Pending — ECRMLS
• 2025-01-16 Listed $385,000 ECRMLS
• 2022-06-16 Sold (Public Records) $350,000 Public Records
• 2022-06-16 Sold (MLS) $350,000 ECRMLS
• 2022-04-18 Listed $359,000 ECRMLS
• 2018-05-25 Sold (Public Records) $305,500 Public Records

Property tax history

+26.7%/yr

Latest (2025): $4,551 · +5.8% YoY. Source: county tax records.