4280 Tiger Rd · Pahrump, NV 89048

$218,000

3 bd · 2.0 ba · 1,456 sqft · MultiFamily · 150 Days on market

Built 1997 0.92 ac lot $150/sqft · 31% below area Est $315k · 31% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

The Main front unit is 3 bedrooms, 2 full bathrooms. The other 2 units B & C are both rented out to Tenants. * * BEWARE OF DOGS * * DO NOT DISTURB TENANTS * * * DO NOT APPROACH OR GO ONTO THE PROPERTY WITHOUT APPOINTMENT * * THERE ARE 3 UNITS ON THE PROPERTY * CASH ONLY SALE *

Key facts

• 0.92 acre lot
• Built 1997
• Listed 149 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $218k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $218k).
• Recommended offer: $192k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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: Rents rising (+2.7%/yr); 1116 active listings in the ZIP; 1 comparable units currently listed for rent nearby.
• At $3,303/mo this rent would consume 65% of the median local household income ($61k/yr) (locally 939% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 2.7% rent growth), your $61k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $21k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $218k implies a 172% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.52% ✓
• Cap rate: 13.43%
• Cash-on-cash: 25.48%
• DSCR: 2.13
• GRM: 5.5

CMA / ARV

• ARV (median comp): $315,000
• List price: $218,000
• Delta: -30.79%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.73% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 1.63×
• Total profit: $38,532
• Equity at exit: $32,505

10-year hold

• IRR: 24.2%
• Equity multiple: 3.07×
• Total profit: $126,174
• Equity at exit: $18,849

Cash invested: $61,040 (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 89048

• Home prices YoY: -7.2%
• Rents YoY: 2.7%
• Active inventory: 1116
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $3,303 medium
• Mortgage (P&I): −$1,143
• Tax from tax record: −$79 /mo · $953/yr
• Insurance: −$91
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$694
• Net cashflow: $1,174

Break-even live

Break-even rent $1,817

Max offer price $218,000

Occupancy floor 59%

Sensitivity live

Price	-10% $1,297	-5% $1,235	+0% $1,174	+5% $1,112	+10% $1,050
Rent	-10% $913	-5% $1,043	+0% $1,174	+5% $1,304	+10% $1,435
Rate	-1.0pp $1,283	-0.5pp $1,229	base $1,174	+0.5pp $1,117	+1.0pp $1,060

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	2	$1,289
▸ 2× units	1	1	$2,014
Total (3 units)			$3,303

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1320 Windy Ln Unit 1320 Pahrump, NV	3.0	2.0	1200	$1,500	$1.25	44d	1	1.50mi

Listing history 30 events

1. 2026-06-19
   days on market $218,000 Active 150 DOM
2. 2026-06-18
   days on market $218,000 Active 149 DOM
3. 2026-06-17
   days on market $218,000 Active 148 DOM
4. 2026-06-16
   days on market $218,000 Active 147 DOM
5. 2026-06-15
   days on market $218,000 Active 146 DOM
6. 2026-06-14
   days on market $218,000 Active 144 DOM
7. 2026-06-12
   days on market $218,000 Active 143 DOM
8. 2026-06-09
   days on market $218,000 Active 140 DOM
9. 2026-06-08
   days on market $218,000 Active 139 DOM
10. 2026-06-07
    days on market $218,000 Active 138 DOM
11. 2026-06-03
    days on market $218,000 Active 134 DOM
12. 2026-06-02
    days on market $218,000 Active 133 DOM
13. 2026-06-01
    days on market $218,000 Active 132 DOM
14. 2026-05-31
    days on market $218,000 Active 131 DOM
15. 2026-05-30
    days on market $218,000 Active 130 DOM
16. 2026-04-14
    price $218,000 288-char remark

    Show marketing remark (288 chars)

    The Main front unit is 3 bedrooms, 2 full bathrooms. The other 2 units B & C are both rented out to Tenants. * * BEWARE OF DOGS * * DO NOT DISTURB TENANTS * * * DO NOT APPROACH OR GO ONTO THE PROPERTY WITHOUT APPOINTMENT * * THERE ARE 3 UNITS ON THE PROPERTY * CASH ONLY SALE *

17. 2026-04-14
    price $225,000 288-char remark

    Show marketing remark (288 chars)

    The Main front unit is 3 bedrooms, 2 full bathrooms. The other 2 units B & C are both rented out to Tenants. * * BEWARE OF DOGS * * DO NOT DISTURB TENANTS * * * DO NOT APPROACH OR GO ONTO THE PROPERTY WITHOUT APPOINTMENT * * THERE ARE 3 UNITS ON THE PROPERTY * CASH ONLY SALE *

18. 2026-01-19
    listed $238,888 Active 288-char remark

    Show marketing remark (288 chars)

    The Main front unit is 3 bedrooms, 2 full bathrooms. The other 2 units B & C are both rented out to Tenants. * * BEWARE OF DOGS * * DO NOT DISTURB TENANTS * * * DO NOT APPROACH OR GO ONTO THE PROPERTY WITHOUT APPOINTMENT * * THERE ARE 3 UNITS ON THE PROPERTY * CASH ONLY SALE *

19. 2024-03-21
    historical
20. 2024-01-24
    listed $199,000 Active
21. 2022-06-14
    soldstatus $80,000
22. 2022-04-09
    historical
23. 2021-11-23
    listed $145,000 Active
24. 2008-03-25
    historical
25. 2008-03-25
    soldstatus $56,000
26. 2008-03-25
    soldstatus $56,000
27. 2007-12-15
    listed $56,000
28. 2006-07-13
    soldstatus $75,000
29. 2005-04-27
    soldstatus $160,000
30. 2004-08-09
    soldstatus $133,801

ⓘ 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: $953 · $79/mo
• Projected year-2 tax: $1,286 · $107/mo
• Expected delta: +$333/yr (+$28/mo · 34.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AO · 39% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥103°F today · 14 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: $39,636
• − Mortgage interest: −$12,211
• − Property taxes: −$953
• − Insurance: −$2,558
• − Repairs & maintenance: −$3,171
• − Management: −$3,171
• − Depreciation: −$6,342
• Taxable income: $11,230
• Est. tax owed @ 24.0%: −$2,695
• After-tax cash flow: $11,388/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): 26,486
• Household income: $61,367
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 939.0

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 13% Two or more races 12% Black 3% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 3% Slovak 3% Serbian 2%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 9% 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: ▼ -21.52%
• Current HPI: 277.4486
• Rent YoY: ▲ 2.73%
• 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

+62.9% since first listed

15 events — show timeline

• 2026-04-14 Price Changed $218,000 GLVAR
• 2026-04-14 Price Changed $225,000 GLVAR
• 2026-01-19 Listed $238,888 GLVAR
• 2024-03-21 Listing Removed — GLVAR
• 2024-01-24 Listed $199,000 GLVAR
• 2022-06-14 Sold (Public Records) $80,000 Public Records
• 2022-04-09 Listing Removed — GLVAR
• 2021-11-23 Listed $145,000 GLVAR
• 2008-03-25 Sold (Public Records) $56,000 Public Records
• 2008-03-25 Sold (MLS) $56,000 GLVAR
• 2008-03-25 Listing Removed — GLVAR
• 2007-12-15 Listed $56,000 GLVAR
• 2006-07-13 Sold (Public Records) $75,000 Public Records
• 2005-04-27 Sold (Public Records) $160,000 Public Records
• 2004-08-09 Sold (Public Records) $133,801 Public Records

Property tax history

+2.3%/yr

Latest (2025): $953 · +11.4% YoY. Source: county tax records.