3991 Tahachapi Ave · Pahrump, NV 89048

$75,000

3 bd · 2.0 ba · 1,742 sqft · Manufactured public records · 23 Days on market

Built 1998 1.20 ac lot ↓ 4% since listing

---

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

CORNER 1.2 ACRE LOT. THIS HOME IS BRIGHT AND SPACIOUS, WITH ARCHED PASS-THRUS AND DOORWAYS. SEPARATE LIVING ROOM, DINING ROOM, AND FAMILY ROOM WITH ENTERTAINMENT CENTER. ALL APPLIANCES STAY. ALL SOLAR-SCREENED. NOTE THE FOUNDATION AND TILE-LIKE ROOF - GREAT QUALITY EXTRAS. CLOSE VEGAS ACCESS.

Key facts

• Rv parking
• Private well
• Spacious lot

Tags

• SPACIOUS LOT
• PRIVATE WELL
• SEPTIC ALREADY IN PLACE
• RV PARKING
• MOUNTAIN VIEWS
• EASY ACCESS TO HIGHWAY

Property features AI

Exterior

• Parking: Open parking; RV potential with RV access/parking
• Utilities: Electricity available; Photovoltaics none; Private well water; Septic system (septic tank) - septic installed
• Home design: Single-story home; Faces south; Resale property; Single family zoning
• Construction: Tile roof; Mobile home dimensions approximately 67' x 26'
• Exterior features: Covered patio; Patio

Interior

• Kitchen: Breakfast bar/counter; Electric range
• Bedrooms: 3 possible bedrooms; Two bedrooms listed without closets; One bedroom noted as having no closet (other rooms may also lack closets)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Primary bedroom located downstairs; Unfurnished
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $689 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.3% 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.
• 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($74k) 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 $54k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

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: 2.05% ✓
• Cap rate: 17.31%
• Cash-on-cash: 39.36%
• DSCR: 2.75
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $379,756
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3860 Sagebrush Ave	0.14mi	3/2.0	1,908 (+10%)	5mo	$275,000	$144	73
3721 S Sagebrush Ave	0.29mi	3/2.0	1,512 (-13%)	14mo	$330,000	$218	53

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: 35.3%
• Equity multiple: 2.49×
• Total profit: $31,332
• Equity at exit: $11,183

10-year hold

• IRR: 42.0%
• Equity multiple: 4.91×
• Total profit: $82,189
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,535 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$99 /mo · $1,192/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $689

Break-even live

Break-even rent $663

Max offer price $75,000

Occupancy floor 50%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $75,000 Active 23 DOM
2. 2026-06-18
   days on market $75,000 Active 22 DOM
3. 2026-06-17
   days on market $75,000 Active 21 DOM
4. 2026-06-16
   days on market $75,000 Active 20 DOM
5. 2026-06-15
   days on market $75,000 Active 19 DOM
6. 2026-06-14
   days on market $75,000 Active 17 DOM
7. 2026-06-12
   days on market $75,000 Active 16 DOM
8. 2026-06-09
   days on market $75,000 Active 13 DOM
9. 2026-06-08
   days on market $75,000 Active 12 DOM
10. 2026-06-07
    days on market $75,000 Active 11 DOM
11. 2026-06-03
    days on market $75,000 Active 7 DOM
12. 2026-06-02
    days on market $75,000 Active 6 DOM
13. 2026-06-01
    days on market $75,000 Active 5 DOM
14. 2026-05-31
    days on market $75,000 Active 4 DOM
15. 2026-05-30
    days on market $75,000 Active 3 DOM
16. 2026-05-27
    listed $75,000 Active
17. 2010-03-22
    soldstatus $54,500 293-char remark

    Show marketing remark (293 chars)

    CORNER 1.2 ACRE LOT. THIS HOME IS BRIGHT AND SPACIOUS, WITH ARCHED PASS-THRUS AND DOORWAYS. SEPARATE LIVING ROOM, DINING ROOM, AND FAMILY ROOM WITH ENTERTAINMENT CENTER. ALL APPLIANCES STAY. ALL SOLAR-SCREENED. NOTE THE FOUNDATION AND TILE-LIKE ROOF - GREAT QUALITY EXTRAS. CLOSE VEGAS ACCESS.

18. 2010-03-22
    historical 293-char remark

    Show marketing remark (293 chars)

    CORNER 1.2 ACRE LOT. THIS HOME IS BRIGHT AND SPACIOUS, WITH ARCHED PASS-THRUS AND DOORWAYS. SEPARATE LIVING ROOM, DINING ROOM, AND FAMILY ROOM WITH ENTERTAINMENT CENTER. ALL APPLIANCES STAY. ALL SOLAR-SCREENED. NOTE THE FOUNDATION AND TILE-LIKE ROOF - GREAT QUALITY EXTRAS. CLOSE VEGAS ACCESS.

19. 2010-03-22
    soldstatus $54,500

    Show marketing remark (293 chars)

    CORNER 1.2 ACRE LOT. THIS HOME IS BRIGHT AND SPACIOUS, WITH ARCHED PASS-THRUS AND DOORWAYS. SEPARATE LIVING ROOM, DINING ROOM, AND FAMILY ROOM WITH ENTERTAINMENT CENTER. ALL APPLIANCES STAY. ALL SOLAR-SCREENED. NOTE THE FOUNDATION AND TILE-LIKE ROOF - GREAT QUALITY EXTRAS. CLOSE VEGAS ACCESS.

20. 2007-09-22
    listed $80,000 293-char remark

    Show marketing remark (293 chars)

    CORNER 1.2 ACRE LOT. THIS HOME IS BRIGHT AND SPACIOUS, WITH ARCHED PASS-THRUS AND DOORWAYS. SEPARATE LIVING ROOM, DINING ROOM, AND FAMILY ROOM WITH ENTERTAINMENT CENTER. ALL APPLIANCES STAY. ALL SOLAR-SCREENED. NOTE THE FOUNDATION AND TILE-LIKE ROOF - GREAT QUALITY EXTRAS. CLOSE VEGAS ACCESS.

21. 2004-05-17
    soldstatus $105,000
22. 2001-05-21
    soldstatus $78,280

ⓘ 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: $1,192 · $99/mo
• Projected year-2 tax: $1,192 · $99/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 3/10 Moderate FEMA zone X (shaded) · 17% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 17 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: $18,422
• − Mortgage interest: −$4,201
• − Property taxes: −$1,192
• − Insurance: −$375
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$2,182
• Taxable income: $7,524
• Est. tax owed @ 24.0%: −$1,806
• After-tax cash flow: $6,461/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

-4.2% since first listed

7 events — show timeline

• 2026-05-27 Listed $75,000 GLVAR
• 2010-03-22 Sold (Public Records) $54,500 Public Records
• 2010-03-22 Listing Removed — GLVAR
• 2010-03-22 Sold (MLS) $54,500 GLVAR
• 2007-09-22 Listed $80,000 GLVAR
• 2004-05-17 Sold (Public Records) $105,000 Public Records
• 2001-05-21 Sold (Public Records) $78,280 Public Records

Property tax history

-1.7%/yr

Latest (2025): $1,192 · +3.3% YoY. Source: county tax records.