1610 W Vondell Dr · Pahrump, NV 89048

$170,000

2 bd · 1.0 ba · 1,404 sqft · Manufactured · 53 Days on market

Built 1983 1.00 ac lot $121/sqft · 37% below area Est $269k · 37% 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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +3.9/10.0
• 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

Listing remarks MLS

JUST REDUCED!!! Beautiful property, must see. The property is very nicely landscaped with a pergola by the garden and a large carport. It is fully fenced with lots of trees and flowers. 2 large bedrooms, Dining room and living room.

Key facts

• Rural living
• Zoned for pets
• Pergola

Tags

• FULLY FENCED LOT
• ZONED FOR PETS
• RURAL LIVING
• NEWER CARPORTS
• PERGOLA
• LOW PROPERTY TAXES

Property features AI

Finance

• Other: One to five acre lot with desert landscaping and landscaped areas; Zoned to allow horses

Exterior

• Parking: Detached carport; Garage; Private parking; 3 carport spaces; RV parking possible with RV access
• Utilities: Electricity available; Septic available (septic tank installed); Private well water
• Home design: Single-story; Resale property; Faces south
• Construction: Flat metal roof; Mobile home dimensions approximately 52' x 27'
• Exterior features: Covered patio; Patio; Chain link fencing (full)

Interior

• Kitchen: Electric range; Disposal; Refrigerator; Kitchen with linoleum/vinyl flooring
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Linoleum; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air (electric); Electric heating; Radiator heating
• Interior features: Unfurnished; Bedroom on main level; Primary bedroom downstairs
• Laundry & utility: Electric dryer hookup; Laundry in garage; Main level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $172 ($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 $150k (11.5% below list).
• Recommended offer: $150k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent.

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 53 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $97k; list at $170k implies a 75% 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 $150,492 (11.5% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 11% 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: 0.89% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 9.4

CMA / ARV

• ARV (median comp): $268,785
• List price: $170,000
• Delta: -36.75%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1421 W Irons St	0.19mi	3/2.0 (+1)	1,378 (-2%)	6mo	$252,000	$183	74
1740 W Donner St	0.31mi	2/2.0	1,456 (+4%)	3mo	$320,000	$220	73
1831 W Wilson Rd	0.27mi	3/2.0 (+1)	1,456 (+4%)	3mo	$250,000	$172	70
1270 Gold Dust Ln	0.35mi	3/2.0 (+1)	1,418 (+1%)	8mo	$257,400	$182	66
1801 W Irons St	0.20mi	2/2.0	1,224 (-13%)	1mo	$130,000	$106	65
421 S David St	0.29mi	3/2.0 (+1)	1,348 (-4%)	15mo	$258,000	$191	58
880 Luella Ct	0.60mi	3/2.0 (+1)	1,410 (+0%)	15mo	$240,000	$170	50
881 Luella Ct	0.54mi	3/2.0 (+1)	1,536 (+9%)	1mo	$300,000	$195	50
1211 W Hardy Ln	0.47mi	3/2.0 (+1)	1,296 (-8%)	12mo	$263,000	$203	47
1050 W Donner St	0.63mi	3/2.0 (+1)	1,344 (-4%)	10mo	$175,000	$130	46
820 Luella Ct	0.56mi	3/2.0 (+1)	1,203 (-14%)	9mo	$200,000	$166	34
581 Cynthia St	0.74mi	3/2.0 (+1)	1,566 (+12%)	12mo	$280,000	$179	28

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-17,090
• Equity at exit: $25,348

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-2,762
• 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 89048

• Home prices YoY: -7.2%
• Rents YoY: 2.7%
• Active inventory: 1116
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,505 high
• Mortgage (P&I): −$891
• Tax from tax record: −$55 /mo · $658/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $172

Break-even live

Break-even rent $1,288

Max offer price $170,000

Occupancy floor 84%

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: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1480 W Irons St Pahrump, NV	2.0	2.0	980	$1,600	$1.63	43d	1	0.14mi
1860 W Wilson Rd Pahrump, NV	3.0	2.0	1440	$1,690	$1.17	43d	1	0.32mi
1111 Hardy Ln Unit B Pahrump, NV	3.0	2.0	1696	$1,425	$0.84	43d	1	0.56mi
521 Alaska Way Unit B Pahrump, NV	2.0	1.0	1625	$1,400	$0.86	43d	1	1.29mi
2770 Rio Rico Dr Pahrump, NV	3.0	3.0	1236	$1,435	$1.16	43d	1	1.46mi

Listing history 26 events

1. 2026-06-19
   days on market $170,000 Active 53 DOM
2. 2026-06-18
   days on market $170,000 Active 52 DOM
3. 2026-06-17
   days on market $170,000 Active 51 DOM
4. 2026-06-16
   days on market $170,000 Active 50 DOM
5. 2026-06-15
   days on market $170,000 Active 49 DOM
6. 2026-06-14
   days on market $170,000 Active 47 DOM
7. 2026-06-12
   days on market $170,000 Active 46 DOM
8. 2026-06-09
   days on market $170,000 Active 43 DOM
9. 2026-06-08
   days on market $170,000 Active 42 DOM
10. 2026-06-07
    days on market $170,000 Active 41 DOM
11. 2026-06-03
    days on market $170,000 Active 37 DOM
12. 2026-06-02
    days on market $170,000 Active 36 DOM
13. 2026-06-01
    days on market $170,000 Active 35 DOM
14. 2026-05-31
    days on market $170,000 Active 34 DOM
15. 2026-05-30
    days on market $170,000 Active 33 DOM
16. 2026-04-24
    listed $170,000 Active 577-char remark
17. 2020-03-17
    soldstatus $97,000 Closed 235-char remark

    Show marketing remark (235 chars)

    JUST REDUCED!!! Beautiful property, must see. The property is very nicely landscaped with a pergola by the garden and a large carport. It is fully fenced with lots of trees and flowers. 2 large bedrooms, Dining room and living room.

18. 2020-03-17
    soldstatus $97,000

    Show marketing remark (235 chars)

    JUST REDUCED!!! Beautiful property, must see. The property is very nicely landscaped with a pergola by the garden and a large carport. It is fully fenced with lots of trees and flowers. 2 large bedrooms, Dining room and living room.

19. 2020-02-26
    status Pending 235-char remark

    Show marketing remark (235 chars)

    JUST REDUCED!!! Beautiful property, must see. The property is very nicely landscaped with a pergola by the garden and a large carport. It is fully fenced with lots of trees and flowers. 2 large bedrooms, Dining room and living room.

20. 2020-02-03
    status Pending 235-char remark

    Show marketing remark (235 chars)

    JUST REDUCED!!! Beautiful property, must see. The property is very nicely landscaped with a pergola by the garden and a large carport. It is fully fenced with lots of trees and flowers. 2 large bedrooms, Dining room and living room.

21. 2020-02-02
    historical
22. 2020-01-30
    listed $119,500 Active 235-char remark

    Show marketing remark (235 chars)

    JUST REDUCED!!! Beautiful property, must see. The property is very nicely landscaped with a pergola by the garden and a large carport. It is fully fenced with lots of trees and flowers. 2 large bedrooms, Dining room and living room.

23. 2019-10-29
    price $119,500
24. 2019-07-10
    listed $124,900 Active
25. 2005-12-07
    soldstatus $63,000
26. 2003-05-01
    soldstatus $38,000

ⓘ 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: $658 · $55/mo
• Projected year-2 tax: $1,003 · $84/mo
• Expected delta: +$345/yr (+$29/mo · 52.5%)

ⓘ 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 4/10 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: $18,059
• − Mortgage interest: −$9,523
• − Property taxes: −$658
• − Insurance: −$850
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$4,945
• Taxable loss: −$806
• Est. tax savings @ 24.0%: +$193
• After-tax cash flow: $2,254/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

+347.4% since first listed

11 events — show timeline

• 2026-04-24 Listed $170,000 GLVAR
• 2020-03-17 Sold (Public Records) $97,000 Public Records
• 2020-03-17 Sold (MLS) $97,000 GLVAR
• 2020-02-26 Pending — GLVAR
• 2020-02-03 Pending — GLVAR
• 2020-02-02 Listing Removed — GLVAR
• 2020-01-30 Listed $119,500 GLVAR
• 2019-10-29 Price Changed $119,500 GLVAR
• 2019-07-10 Listed $124,900 GLVAR
• 2005-12-07 Sold (Public Records) $63,000 Public Records
• 2003-05-01 Sold (Public Records) $38,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $658 · +3.6% YoY. Source: county tax records.