1911 Pearl Ln · Pahrump, NV 89060

$120,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 53 Days on market

Built 1999 0.99 ac lot Est $175k · 31% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Livability +3.4/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Investment opportunity featuring a cute 2-bedroom, 2-bath home with 1,152 sq ft on a full acre. This property is the home on the left in the photo. Currently tenant occupied on a month-to-month lease.

Key facts

• 0.99 acre lot
• Built 1999
• Listed 53 days

Property features AI

Finance

• Other: Zoning allows horses and single-family use
• Financial info: Current lease listed ($595, expiring 2026-04-30)

Exterior

• Parking: Open parking available; RV potential with RV access/parking
• Security: No specific security features listed
• Utilities: Electricity available; Septic available (septic tank installed); Private well water
• Home design: Single-story residence; Resale property; Property faces north; Mobile home dimensions noted (25 x 72)
• Construction: Composition/shingle roof; Resale (existing) construction
• Exterior features: Outbuilding(s) on the property; Chain link, full, pasture fencing; Desert landscaping and landscaped areas; One to five acre parcel

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bedrooms: 3 possible bedrooms; Bedroom measurements include an 8x9 bedroom with ceiling light and closet; Another bedroom around 10x10 with ceiling light and closet
• Flooring: Linoleum; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air (electric)
• Interior features: Unfurnished; Bedroom on main level; Primary bedroom downstairs; No additional interior features listed
• Laundry & utility: Electric dryer hookup; Laundry on main level

🏷️ Possibly a rental listed for sale. The $120,000 price doesn't fit this home's estimated sale value (~$175,104) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 3.4% in Pahrump — 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 68/100 on livability (#30 in NV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools F, crime 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: 655 active listings in the ZIP.
• This rent runs 43% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Nye County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: moderate wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.49% ✓
• Cap rate: 13.34%
• Cash-on-cash: 25.18%
• DSCR: 2.12
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $175,104
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1911 Pearl Ln	0.00mi	3/2.0	1,152 (0%)	0mo	$115,000	$100	100
2140 Appaloosa Ln	0.36mi	3/1.5	1,152 (0%)	14mo	$125,000	$109	70
1711 Royal Ave	0.64mi	3/2.0	1,120 (-3%)	7mo	$100,000	$89	60
1560 N Leslie St	0.54mi	2/2.0 (-1)	1,124 (-2%)	13mo	$240,000	$214	54
2170 N David St	0.29mi	3/2.0	980 (-15%)	12mo	$130,000	$133	52
1761 W Greta Blvd	0.36mi	2/2.0 (-1)	1,068 (-7%)	20mo	$248,000	$232	50
1381 Greta Blvd	0.39mi	2/2.0 (-1)	1,282 (+11%)	10mo	$195,000	$152	49
1521 W Blosser Ranch Rd	0.59mi	3/2.0	1,308 (+14%)	16mo	$289,990	$222	37
2340 Stardust St	0.73mi	2/2.0 (-1)	1,038 (-10%)	18mo	$295,500	$285	29

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: 18.7%
• Equity multiple: 1.76×
• Total profit: $25,407
• Equity at exit: $17,892

10-year hold

• IRR: 27.0%
• Equity multiple: 3.37×
• Total profit: $79,753
• Equity at exit: $10,375

Cash invested: $33,600 (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 89060

• Home prices YoY: -1.6%
• Active inventory: 655
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,793 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$32 /mo · $384/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $705

Break-even live

Break-even rent $900

Max offer price $120,000

Occupancy floor 56%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-15
   status Pending
2. 2026-04-19
   historical Active Under Contract
3. 2026-03-27
   status Active
4. 2026-03-10
   listed $120,000 Active

ⓘ 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: $384 · $32/mo
• Projected year-2 tax: $708 · $59/mo
• Expected delta: +$324/yr (+$27/mo · 84.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,513
• − Mortgage interest: −$6,722
• − Property taxes: −$384
• − Insurance: −$600
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$3,491
• Taxable income: $6,874
• Est. tax owed @ 24.0%: −$1,650
• After-tax cash flow: $6,810/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: 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 — Pahrump

• Score: 68/100
• State rank: #30
• US rank: #9226

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pahrump, NV
• County: Nye County · 47,491 people
• City population: 47,491
• Metro: Pahrump, NV
• Population (ZIP): 12,864
• Household income: $50,000
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 170.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 20% Two or more races 12% Asian 2% Black 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Iranian 4% Romanian 3% Lithuanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 1% German/W. Germanic 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: ▼ -4.93%
• Current HPI: 312.3758
• Rent YoY: —
• Metro: Pahrump, NV
• 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

4 events — show timeline

• 2026-05-15 Pending — GLVAR
• 2026-04-19 Contingent — GLVAR
• 2026-03-27 Relisted — GLVAR
• 2026-03-10 Listed $120,000 GLVAR

Property tax history

-1.6%/yr

Latest (2025): $384 · +4.0% YoY. Source: county tax records.