2830 W Irene St · Pahrump, NV 89060

$170,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 31 Days on market

Built 1982 1.16 ac lot $126/sqft · 33% below area Est $254k · 33% under

---

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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• 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

Beautiful 3-bedroom and 2-bathroom home on 1.16 acres. The yard is fully fenced with a circular driveway and large shade trees. The home has a concrete slab that could be used for a future carport or garage. The home has a front porch and a large patio which overlooks the beautiful pine trees. The well and the septic system are in good working order. There are two sheds, too. Must see.

Key facts

• Large trees
• Porch
• Concrete slab

Tags

• FULLY FENCED YARD
• CIRCULAR DRIVEWAY
• LARGE TREES
• CONCRETE SLAB
• PORCH
• PATIO

Property features AI

Finance

• Other: Zoned for single-family with horses permitted; Mobile home dimensions approximately 52 ft by 23 ft; Lot approximately 1.16 acres (one to five acres)
• Financial info: Annual tax amount approximately $300

Exterior

• Parking: Open parking; RV access / parking on paved surface
• Utilities: Electricity available; Septic available (septic tank); Private well water
• Home design: Single-story home; Manufactured home; Faces east; Permanent foundation; Resale
• Construction: Composition shingle roof; Built as resale (existing structure)
• Exterior features: Circular driveway; Sprinkler / irrigation; Desert landscaping; Drip irrigation / bubblers; Landscaped; Chain link full fencing; Septic installed; Private well

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: Bedroom 2 (10 x 9); Bedroom 3 (10 x 9); Additional room 12 x 10 (could be used as bedroom)
• Flooring: Carpet; Linoleum; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Radiator heating; Evaporative (swamp) cooling; Has cooling
• Interior features: Blinds; Window treatments; Primary bedroom located downstairs; Unfurnished
• Laundry & utility: Main-level laundry room; Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 $5k 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 31 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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: 1.05% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.10%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (median comp): $254,383
• List price: $170,000
• Delta: -33.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3050 W Irene St #1	0.21mi	3/2.0	1,378 (+2%)	0mo	$267,000	$194	85
3080 Shadow Mountain St	0.47mi	3/2.0	1,304 (-3%)	3mo	$258,000	$198	70
2860 W Irene St	0.03mi	3/2.0	1,222 (-9%)	21mo	$130,500	$107	66
2340 W Irene St	0.45mi	4/2.0 (+1)	1,410 (+5%)	3mo	$380,000	$270	64
3151 W Adkisson St #1	0.56mi	3/2.0	1,312 (-2%)	19mo	$250,000	$191	54
841 N Helen St	0.43mi	3/2.0	1,150 (-14%)	6mo	$160,000	$139	51
1400 N Royal Ave	0.68mi	3/2.0	1,449 (+8%)	18mo	$350,000	$242	41
3480 Pittman St #1	0.72mi	3/2.0	1,526 (+14%)	7mo	$240,000	$157	38

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-12,112
• Equity at exit: $25,348

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $9,405
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,793 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $242

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 82%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-07
   statusdays on market $170,000 Pending 31 DOM
2. 2026-06-03
   days on market $170,000 Active 30 DOM
3. 2026-06-02
   days on market $170,000 Active 29 DOM
4. 2026-06-01
   days on market $170,000 Active 28 DOM
5. 2026-05-31
   days on market $170,000 Active 27 DOM
6. 2026-05-30
   days on market $170,000 Active 26 DOM
7. 2026-05-03
   listed $170,000 Active 228-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 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: $21,520
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$4,945
• Taxable income: $209
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $2,853/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

2 events — show timeline

• 2026-06-04 Pending — GLVAR
• 2026-05-03 Listed $170,000 GLVAR

Property tax history

-0.1%/yr

Latest (2025): $300 · +31.1% YoY. Source: county tax records.