1331 Landmark Ave · Pahrump, NV 89060

$210,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 95 Days on market

Built 1991 1.10 ac lot $168/sqft · 10% below area Est $233k · 10% 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 +17.4/30.0
• ARV discount +11.9/15.0
• DSCR +5.4/10.0
• 1% rule +3.5/10.0
• 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 MLS

Excellent investment opportunity! 3-bedroom, 2-bath home with a 1-car garage on a full acre. 1,196 sq ft. Tenant occupied month-to-month, offering immediate income potential.

Key facts

• 1.1 acre lot
• Garage
• Built 1991

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $156 ($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 $179k (14.8% below list).
• Recommended offer: $179k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 $80k; list at $210k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $178,890 (14.8% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.85% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.19%
• DSCR: 1.14
• GRM: 9.8

CMA / ARV

• ARV (median comp): $233,000
• List price: $210,000
• Delta: -9.87%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2421 Shadow Mountain St	0.32mi	3/2.0	1,060 (-15%)	2mo	$249,000	$235	59
1711 Royal Ave	0.40mi	3/2.0	1,120 (-10%)	7mo	$100,000	$89	58
1560 N Leslie St	0.24mi	2/2.0 (-1)	1,124 (-10%)	13mo	$240,000	$214	56
2340 W Irene St	0.41mi	4/2.0 (+1)	1,410 (+13%)	3mo	$380,000	$270	52
2610 W Irene St	0.59mi	2/2.0 (-1)	1,128 (-10%)	2mo	$184,900	$164	50
2111 W Mesquite Ave	0.67mi	3/2.0	1,350 (+8%)	8mo	$178,000	$132	48

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-24,159
• Equity at exit: $31,312

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-8,584
• Equity at exit: $18,157

Cash invested: $58,800 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,789 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$68 /mo · $817/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $156

Break-even live

Break-even rent $1,591

Max offer price $210,000

Occupancy floor 86%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-14
   statusdays on market $210,000 Pending 95 DOM
2. 2026-06-12
   days on market $210,000 Active 94 DOM
3. 2026-06-09
   days on market $210,000 Active 91 DOM
4. 2026-06-08
   days on market $210,000 Active 90 DOM
5. 2026-06-07
   days on market $210,000 Active 89 DOM
6. 2026-06-03
   days on market $210,000 Active 85 DOM
7. 2026-06-02
   days on market $210,000 Active 84 DOM
8. 2026-06-01
   days on market $210,000 Active 83 DOM
9. 2026-05-31
   days on market $210,000 Active 82 DOM
10. 2026-05-30
    days on market $210,000 Active 81 DOM
11. 2026-03-10
    listed $210,000 Active 174-char remark

    Show marketing remark (174 chars)

    Excellent investment opportunity! 3-bedroom, 2-bath home with a 1-car garage on a full acre. 1,196 sq ft. Tenant occupied month-to-month, offering immediate income potential.

12. 2008-02-11
    historical 134-char remark

    Show marketing remark (134 chars)

    NICE TIDY 3 BEDROOM HOME ON ACRE LOT. BREAKFAST BAR, PLUSH CARPETS, CEILING FANS, SEPERATE GARAGE. GREAT SHAPE AND READY TO MOVE INTO!

13. 2008-02-11
    soldstatus $80,000 134-char remark

    Show marketing remark (134 chars)

    NICE TIDY 3 BEDROOM HOME ON ACRE LOT. BREAKFAST BAR, PLUSH CARPETS, CEILING FANS, SEPERATE GARAGE. GREAT SHAPE AND READY TO MOVE INTO!

14. 2008-01-31
    soldstatus $80,000
15. 2007-11-01
    listed $89,900 134-char remark

    Show marketing remark (134 chars)

    NICE TIDY 3 BEDROOM HOME ON ACRE LOT. BREAKFAST BAR, PLUSH CARPETS, CEILING FANS, SEPERATE GARAGE. GREAT SHAPE AND READY TO MOVE INTO!

ⓘ 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: $817 · $68/mo
• Projected year-2 tax: $1,239 · $103/mo
• Expected delta: +$422/yr (+$35/mo · 51.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°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: $21,467
• − Mortgage interest: −$11,763
• − Property taxes: −$817
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$6,109
• Taxable loss: −$1,707
• Est. tax savings @ 24.0%: +$410
• After-tax cash flow: $2,287/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

+133.6% since first listed

5 events — show timeline

• 2026-03-10 Listed $210,000 GLVAR
• 2008-02-11 Sold (MLS) $80,000 GLVAR
• 2008-02-11 Listing Removed — GLVAR
• 2008-01-31 Sold (Public Records) $80,000 Public Records
• 2007-11-01 Listed $89,900 GLVAR

Property tax history

-1.0%/yr

Latest (2025): $817 · +3.5% YoY. Source: county tax records.