4231 W Wilson Rd · Pahrump, NV 89048

$99,500

3 bd · 2.0 ba · 1,554 sqft · Manufactured public records · 1 Days on market

Built 2000 0.92 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

Spacious 3 bedroom manufactured home with master sitting room, family room wood burning fireplace and 2 full baths sits. Fully fenced back yard, circular driveway. On almost an acre with 2 car garage. No HOA! Private well and septic. Don't miss the amazing mountain views!

Key facts

• 0.92 acre lot
• 2 garage spots
• Built 2000

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 12.9% 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.
• This rent runs 30% of the median local income ($61k/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 $688 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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.

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 $99,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.56% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.74%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $251,748
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4481 W Medicine Man Rd	0.33mi	3/2.0	1,648 (+6%)	9mo	$329,000	$200	67
3581 W Dyer Rd	0.72mi	3/2.0	1,406 (-10%)	2mo	$241,000	$171	49
330 S Corbin St	0.36mi	3/3.0	1,339 (-14%)	12mo	$205,000	$153	46
3701 W Windsong Ln	0.67mi	3/2.0	1,764 (+14%)	2mo	$280,000	$159	45
4321 Jacob St	0.60mi	3/2.0	1,640 (+6%)	23mo	$265,000	$162	43

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 · 2.73% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.67×
• Total profit: $18,582
• Equity at exit: $14,836

10-year hold

• IRR: 25.0%
• Equity multiple: 3.14×
• Total profit: $59,738
• Equity at exit: $8,603

Cash invested: $27,860 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,551 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$111 /mo · $1,329/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $551

Break-even live

Break-even rent $853

Max offer price $99,500

Occupancy floor 59%

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: $24,875
• Closing costs: $2,985
• 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	1.03mi

Listing history 17 events

1. 2026-04-12
   status Pending
2. 2026-04-06
   listed $99,500 Active
3. 2025-04-02
   status Pending
4. 2025-04-01
   historical
5. 2025-03-28
   listed $87,000 Active
6. 2020-10-23
   soldstatus $158,000 Closed 272-char remark

   Show marketing remark (272 chars)

   Spacious 3 bedroom manufactured home with master sitting room, family room wood burning fireplace and 2 full baths sits. Fully fenced back yard, circular driveway. On almost an acre with 2 car garage. No HOA! Private well and septic. Don't miss the amazing mountain views!

7. 2020-10-23
   soldstatus $158,000

   Show marketing remark (272 chars)

   Spacious 3 bedroom manufactured home with master sitting room, family room wood burning fireplace and 2 full baths sits. Fully fenced back yard, circular driveway. On almost an acre with 2 car garage. No HOA! Private well and septic. Don't miss the amazing mountain views!

8. 2020-10-13
   historical 272-char remark

   Show marketing remark (272 chars)

   Spacious 3 bedroom manufactured home with master sitting room, family room wood burning fireplace and 2 full baths sits. Fully fenced back yard, circular driveway. On almost an acre with 2 car garage. No HOA! Private well and septic. Don't miss the amazing mountain views!

9. 2020-08-25
   historical Active Under Contract 272-char remark

   Show marketing remark (272 chars)

   Spacious 3 bedroom manufactured home with master sitting room, family room wood burning fireplace and 2 full baths sits. Fully fenced back yard, circular driveway. On almost an acre with 2 car garage. No HOA! Private well and septic. Don't miss the amazing mountain views!

10. 2020-07-25
    price $155,000 272-char remark

    Show marketing remark (272 chars)

    Spacious 3 bedroom manufactured home with master sitting room, family room wood burning fireplace and 2 full baths sits. Fully fenced back yard, circular driveway. On almost an acre with 2 car garage. No HOA! Private well and septic. Don't miss the amazing mountain views!

11. 2020-07-21
    price $160,000 272-char remark

    Show marketing remark (272 chars)

    Spacious 3 bedroom manufactured home with master sitting room, family room wood burning fireplace and 2 full baths sits. Fully fenced back yard, circular driveway. On almost an acre with 2 car garage. No HOA! Private well and septic. Don't miss the amazing mountain views!

12. 2020-07-04
    price $165,000 272-char remark

    Show marketing remark (272 chars)

    Spacious 3 bedroom manufactured home with master sitting room, family room wood burning fireplace and 2 full baths sits. Fully fenced back yard, circular driveway. On almost an acre with 2 car garage. No HOA! Private well and septic. Don't miss the amazing mountain views!

13. 2020-06-23
    listed $175,000 Active 272-char remark

    Show marketing remark (272 chars)

    Spacious 3 bedroom manufactured home with master sitting room, family room wood burning fireplace and 2 full baths sits. Fully fenced back yard, circular driveway. On almost an acre with 2 car garage. No HOA! Private well and septic. Don't miss the amazing mountain views!

14. 2018-06-05
    soldstatus $142,000
15. 2010-02-12
    historical
16. 2010-02-12
    soldstatus $36,500
17. 2009-11-27
    listed $35,000

ⓘ 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: $1,329 · $111/mo
• Projected year-2 tax: $1,329 · $111/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 1/10 Low
• 🌡 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: $18,611
• − Mortgage interest: −$5,574
• − Property taxes: −$1,329
• − Insurance: −$498
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$2,895
• Taxable income: $5,339
• Est. tax owed @ 24.0%: −$1,281
• After-tax cash flow: $5,334/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

+184.3% since first listed

17 events — show timeline

• 2026-04-12 Pending — GLVAR
• 2026-04-06 Listed $99,500 GLVAR
• 2025-04-02 Pending — GLVAR
• 2025-04-01 Listing Removed — GLVAR
• 2025-03-28 Listed $87,000 GLVAR
• 2020-10-23 Sold (Public Records) $158,000 Public Records
• 2020-10-23 Sold (MLS) $158,000 GLVAR
• 2020-10-13 Listing Removed — GLVAR
• 2020-08-25 Contingent — GLVAR
• 2020-07-25 Price Changed $155,000 GLVAR
• 2020-07-21 Price Changed $160,000 GLVAR
• 2020-07-04 Price Changed $165,000 GLVAR
• 2020-06-23 Listed $175,000 GLVAR
• 2018-06-05 Sold (Public Records) $142,000 Public Records
• 2010-02-12 Sold (MLS) $36,500 GLVAR
• 2010-02-12 Listing Removed — GLVAR
• 2009-11-27 Listed $35,000 GLVAR

Property tax history

-0.6%/yr

Latest (2025): $1,329 · +6.0% YoY. Source: county tax records.