4860 Turner Blvd · Pahrump, NV 89061

$290,000

2 bd · 2.0 ba · 1,365 sqft · SingleFamily public records · 149 Days on market

Built 2021 1.10 ac lot $212/sqft · 15% below area Est $340k · 15% under

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Why this score? — see what drove the D- 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).

• ARV discount +14.2/15.0
• Cash flow +6.4/30.0
• Appreciation +6.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +0.7/10.0
• DSCR +0.7/10.0

Listing remarks MLS

This Beautiful maintained 2 bedroom 2 bath custom home sits on 1.1 Acre fully fenced and truly move -in ready ! Wired with 400-amp service including 200 amps dedicated for future outback buildings, offering flexibility for expansion for additional structures. Inside the home shines with meticulous care and thoughtful inclusions. Washer/Dryer , fridge, freezer , wall mounted TV , couch ottoman, queen bedroom set with lamps, dinning set and bar stools & BBQ making a turn key opportunity. On demand hot water system & water softener . Mini splits for energy savings.

Key facts

• Fully fenced
• Water softener
• 400-amp service

Tags

• FULLY FENCED
• 400-AMP SERVICE
• ON DEMAND HOT WATER SYSTEM
• WATER SOFTENER
• MINI SPLITS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-508 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (31.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (42.6% below list).
• Recommended offer: $166k (42.6% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 3.4% in Pahrump — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 281 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes.

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (2.8% local appreciation)).
• Nye County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, 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 149 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $35k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $290k implies a 1350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,316 (42.6% 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 149 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.57% ✗
• Cap rate: 4.19%
• Cash-on-cash: -7.51%
• DSCR: 0.67
• GRM: 14.5

CMA / ARV

• ARV (median comp): $340,432
• List price: $290,000
• Delta: -14.81%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

2.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-825
• Equity at exit: $126,891

10-year hold

• IRR: 3.8%
• Equity multiple: 1.57×
• Total profit: $46,495
• Equity at exit: $192,871

Cash invested: $81,200 (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 89061

• Home prices YoY: 1.1%
• Active inventory: 281
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $1,663 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$181 /mo · $2,168/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-508

Break-even live

Break-even rent $2,307

Max offer price $200,195

Occupancy floor —

Sensitivity live

Price	-10% $-344	-5% $-426	+0% $-508	+5% $-590	+10% $-673
Rent	-10% $-640	-5% $-574	+0% $-508	+5% $-443	+10% $-377
Rate	-1.0pp $-362	-0.5pp $-435	base $-508	+0.5pp $-584	+1.0pp $-660

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4361 Laute Dr Unit 1 Pahrump, NV	2.0	2.0	1856	$925	$0.50	44d	1	0.57mi

Listing history 29 events

1. 2026-06-19
   days on market $290,000 Active 149 DOM
2. 2026-06-18
   days on market $290,000 Active 148 DOM
3. 2026-06-17
   days on market $290,000 Active 147 DOM
4. 2026-06-16
   days on market $290,000 Active 146 DOM
5. 2026-06-15
   days on market $290,000 Active 145 DOM
6. 2026-06-14
   days on market $290,000 Active 143 DOM
7. 2026-06-12
   days on market $290,000 Active 142 DOM
8. 2026-06-09
   days on market $290,000 Active 139 DOM
9. 2026-06-08
   days on market $290,000 Active 138 DOM
10. 2026-06-07
    days on market $290,000 Active 137 DOM
11. 2026-06-03
    days on market $290,000 Active 133 DOM
12. 2026-06-02
    days on market $290,000 Active 132 DOM
13. 2026-06-01
    days on market $290,000 Active 131 DOM
14. 2026-05-31
    days on market $290,000 Active 130 DOM
15. 2026-05-30
    days on market $290,000 Active 129 DOM
16. 2026-05-13
    price $290,000 583-char remark

    Show marketing remark (583 chars)

    This Beautiful maintained 2 bedroom 2 bath custom home sits on 1.1 Acre fully fenced and truly move -in ready ! Wired with 400-amp service including 200 amps dedicated for future outback buildings, offering flexibility for expansion for additional structures. Inside the home shines with meticulous care and thoughtful inclusions. Washer/Dryer , fridge, freezer , wall mounted TV , couch ottoman, queen bedroom set with lamps, dinning set and bar stools & BBQ making a turn key opportunity. On demand hot water system & water softener . Mini splits for energy savings.

17. 2026-04-18
    price $310,000 583-char remark

    Show marketing remark (583 chars)

    This Beautiful maintained 2 bedroom 2 bath custom home sits on 1.1 Acre fully fenced and truly move -in ready ! Wired with 400-amp service including 200 amps dedicated for future outback buildings, offering flexibility for expansion for additional structures. Inside the home shines with meticulous care and thoughtful inclusions. Washer/Dryer , fridge, freezer , wall mounted TV , couch ottoman, queen bedroom set with lamps, dinning set and bar stools & BBQ making a turn key opportunity. On demand hot water system & water softener . Mini splits for energy savings.

18. 2026-03-05
    price $319,000 583-char remark

    Show marketing remark (583 chars)

    This Beautiful maintained 2 bedroom 2 bath custom home sits on 1.1 Acre fully fenced and truly move -in ready ! Wired with 400-amp service including 200 amps dedicated for future outback buildings, offering flexibility for expansion for additional structures. Inside the home shines with meticulous care and thoughtful inclusions. Washer/Dryer , fridge, freezer , wall mounted TV , couch ottoman, queen bedroom set with lamps, dinning set and bar stools & BBQ making a turn key opportunity. On demand hot water system & water softener . Mini splits for energy savings.

19. 2026-01-21
    listed $325,000 Active 583-char remark

    Show marketing remark (583 chars)

    This Beautiful maintained 2 bedroom 2 bath custom home sits on 1.1 Acre fully fenced and truly move -in ready ! Wired with 400-amp service including 200 amps dedicated for future outback buildings, offering flexibility for expansion for additional structures. Inside the home shines with meticulous care and thoughtful inclusions. Washer/Dryer , fridge, freezer , wall mounted TV , couch ottoman, queen bedroom set with lamps, dinning set and bar stools & BBQ making a turn key opportunity. On demand hot water system & water softener . Mini splits for energy savings.

20. 2018-08-22
    soldstatus $20,000 Sold 130-char remark

    Show marketing remark (130 chars)

    WATER RIGHTS RELINQUISHED - BUILD YOUR NEW HOME HERE! Easy access to 160, close to schools, no HOA! Picture your future home here!

21. 2018-08-22
    soldstatus $20,000

    Show marketing remark (130 chars)

    WATER RIGHTS RELINQUISHED - BUILD YOUR NEW HOME HERE! Easy access to 160, close to schools, no HOA! Picture your future home here!

22. 2018-08-07
    status Pending 130-char remark

    Show marketing remark (130 chars)

    WATER RIGHTS RELINQUISHED - BUILD YOUR NEW HOME HERE! Easy access to 160, close to schools, no HOA! Picture your future home here!

23. 2018-06-20
    listed $22,000 Active 130-char remark

    Show marketing remark (130 chars)

    WATER RIGHTS RELINQUISHED - BUILD YOUR NEW HOME HERE! Easy access to 160, close to schools, no HOA! Picture your future home here!

24. 2017-08-25
    historical
25. 2017-01-26
    listed $12,000 Active
26. 2008-04-28
    soldstatus $45,000
27. 2008-04-28
    historical
28. 2008-04-15
    soldstatus $45,000
29. 2007-01-11
    listed $47,999

ⓘ 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: $2,168 · $181/mo
• Projected year-2 tax: $2,168 · $181/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 18 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: $19,958
• − Mortgage interest: −$16,245
• − Property taxes: −$2,168
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$8,436
• Taxable loss: −$11,534
• Est. tax savings @ 24.0%: +$2,768
• After-tax cash flow: $-3,332/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): 8,141
• Household income: $77,991
• Rent vs Own: 10.9% rent · 89.1% own
• Severe rent burden: 52.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 18% Two or more races 8% Asian 2% Black 2% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 15% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Romanian 2% Portuguese 2%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Asian/Pacific 1% Other Indo-European 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: ▲ 2.78%
• Current HPI: 266.2633
• 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

+504.2% since first listed

14 events — show timeline

• 2026-05-13 Price Changed $290,000 GLVAR
• 2026-04-18 Price Changed $310,000 GLVAR
• 2026-03-05 Price Changed $319,000 GLVAR
• 2026-01-21 Listed $325,000 GLVAR
• 2018-08-22 Sold (Public Records) $20,000 Public Records
• 2018-08-22 Sold (MLS) $20,000 GLVAR
• 2018-08-07 Pending — GLVAR
• 2018-06-20 Listed $22,000 GLVAR
• 2017-08-25 Listing Removed — GLVAR
• 2017-01-26 Listed $12,000 GLVAR
• 2008-04-28 Listing Removed — GLVAR
• 2008-04-28 Sold (MLS) $45,000 GLVAR
• 2008-04-15 Sold (Public Records) $45,000 Public Records
• 2007-01-11 Listed $47,999 GLVAR

Property tax history

+42.6%/yr

Latest (2025): $2,168 · +3.2% YoY. Source: county tax records.