5301 Cosmic Pl · Pahrump, NV 89060

$265,000

3 bd · 2.0 ba · 1,645 sqft · SingleFamily public records · 60 Days on market

Built 2006 0.33 ac lot $161/sqft · 19% below area Est $328k · 19% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.9/30.0
• Livability +3.4/5.0
• DSCR +2.5/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +1.7/10.0

Listing remarks MLS

Quaint and cozy in immaculate condition! When you walk into this 3 bed/2 bath split floorplan you will feel right at home! Pride of ownership shows throughout! Master bedroom features a lot of space, access to the backyard and a big walk-in closet. The laundry room has it's own separate sink and the house is even equipped with an R/O system! The 2nd and 3rd bedrooms are good size and ready for your family. This fully fenced property also features a nice sized shed in the back yard. Call me today for your own private viewing! You will not be disappointed!

Key facts

• Covered patio
• 2 car garage
• Dining nook

Tags

• 2 CAR GARAGE
• COVERED PATIO
• FULLY FENCED BACKYARD
• SHED WITH ELECTRICITY
• BREAKFAST BAR
• DINING NOOK

Property features AI

Finance

• Financial info: Annual tax amount noted

Exterior

• Parking: Attached garage with inside entrance; Private garage; 2 garage spaces
• Utilities: Electricity available; Photovoltaics: none; Public water; Public sewer
• Home design: Single-story home; Single family property; Resale property; Flat roof
• Construction: Flat roof; Resale construction
• Exterior features: Covered patio and porch; Private yard; Porch; Patio; Chain link fencing around back yard; Desert landscaping and landscaped grounds; Has view; Faces west

Interior

• Kitchen: Built-in electric oven; Electric range; Microwave; Dishwasher; Refrigerator; Breakfast bar/counter; Breakfast nook/eating area; Pantry; Tile countertops; Tile flooring in kitchen
• Bedrooms: 3 bedrooms (primary downstairs); Bedrooms include ceiling lights and closets
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Primary bath with separate tub and separate shower; Double sink
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Blinds and double-pane windows; Ceiling fans; Window treatments; Unfurnished
• Laundry & utility: Laundry room with sink and cabinets; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-336 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (33.3% below list).
• Recommended offer: $177k (33.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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, crime F, amenities 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.
• Zoned schools: Manse Elementary School (math 21% / reading 36%, grade F, #214 of 402 statewide, top 53%, 515 students, 100% FRL); Rosemary Clarke Middle School (math 20% / reading 31%, grade F, #62 of 109 statewide, top 58%, 1,060 students, 100% FRL); Pahrump Valley High School (math 14% / reading 41%, grade F, #74 of 131 statewide, top 56%, 1,362 students, 100% FRL) — zoned schools average 100% FRL vs 54% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 655 active listings in the ZIP.
• This rent runs 42% 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 $2k of loan paydown is wiped out by about $8k 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 60 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $35k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,863 (33.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.45%
• DSCR: 0.85
• GRM: 12.5

CMA / ARV

• ARV (median comp): $328,355
• List price: $265,000
• Delta: -19.29%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5610 N Linda St	0.32mi	3/2.0	1,633 (-1%)	2mo	$299,000	$183	82
626 Kimberly Ave	0.54mi	2/2.0 (-1)	1,506 (-8%)	9mo	$310,000	$206	48
5081 Jerry Ave	0.74mi	3/3.0	1,766 (+7%)	1mo	$435,000	$246	48
1781 W River Run St	0.74mi	3/2.0	1,678 (+2%)	22mo	$345,000	$206	44
5081 Riata Pl	0.62mi	3/2.0	1,884 (+14%)	11mo	$191,000	$101	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: -25.6%
• Equity multiple: 0.13×
• Total profit: $-64,366
• Equity at exit: $39,512

10-year hold

• IRR: -22.1%
• Equity multiple: -0.13×
• Total profit: $-83,729
• Equity at exit: $22,912

Cash invested: $74,200 (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: 12.5×

Monthly cashflow live

• Estimated rent: $1,769 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$111 /mo · $1,328/yr
• Insurance: −$110
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-336

Break-even live

Break-even rent $2,194

Max offer price $205,671

Occupancy floor —

Sensitivity live

Price	-10% $-186	-5% $-261	+0% $-336	+5% $-411	+10% $-486
Rent	-10% $-476	-5% $-406	+0% $-336	+5% $-266	+10% $-196
Rate	-1.0pp $-202	-0.5pp $-268	base $-336	+0.5pp $-405	+1.0pp $-474

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $265,000 Active 60 DOM
2. 2026-06-18
   days on market $265,000 Active 59 DOM
3. 2026-06-17
   price $265,000 Active 58 DOM
4. 2026-06-17
   days on market $270,000 Active 58 DOM
5. 2026-06-16
   days on market $270,000 Active 57 DOM
6. 2026-06-15
   days on market $270,000 Active 56 DOM
7. 2026-06-14
   days on market $270,000 Active 54 DOM
8. 2026-06-12
   days on market $270,000 Active 53 DOM
9. 2026-06-09
   days on market $270,000 Active 50 DOM
10. 2026-06-08
    days on market $270,000 Active 49 DOM
11. 2026-06-07
    days on market $270,000 Active 48 DOM
12. 2026-06-03
    days on market $270,000 Active 44 DOM
13. 2026-06-03
    price $270,000 Active 43 DOM
14. 2026-06-02
    days on market $275,000 Active 43 DOM
15. 2026-06-01
    days on market $275,000 Active 42 DOM
16. 2026-05-31
    days on market $275,000 Active 41 DOM
17. 2026-05-30
    days on market $275,000 Active 40 DOM
18. 2026-05-18
    price $275,000 973-char remark
19. 2026-04-20
    listed $300,000 Active 973-char remark
20. 2021-12-20
    soldstatus $270,000 Closed 560-char remark

    Show marketing remark (560 chars)

    Quaint and cozy in immaculate condition! When you walk into this 3 bed/2 bath split floorplan you will feel right at home! Pride of ownership shows throughout! Master bedroom features a lot of space, access to the backyard and a big walk-in closet. The laundry room has it's own separate sink and the house is even equipped with an R/O system! The 2nd and 3rd bedrooms are good size and ready for your family. This fully fenced property also features a nice sized shed in the back yard. Call me today for your own private viewing! You will not be disappointed!

21. 2021-12-20
    soldstatus $270,000

    Show marketing remark (560 chars)

    Quaint and cozy in immaculate condition! When you walk into this 3 bed/2 bath split floorplan you will feel right at home! Pride of ownership shows throughout! Master bedroom features a lot of space, access to the backyard and a big walk-in closet. The laundry room has it's own separate sink and the house is even equipped with an R/O system! The 2nd and 3rd bedrooms are good size and ready for your family. This fully fenced property also features a nice sized shed in the back yard. Call me today for your own private viewing! You will not be disappointed!

22. 2021-12-20
    soldstatus $270,000

    Show marketing remark (560 chars)

    Quaint and cozy in immaculate condition! When you walk into this 3 bed/2 bath split floorplan you will feel right at home! Pride of ownership shows throughout! Master bedroom features a lot of space, access to the backyard and a big walk-in closet. The laundry room has it's own separate sink and the house is even equipped with an R/O system! The 2nd and 3rd bedrooms are good size and ready for your family. This fully fenced property also features a nice sized shed in the back yard. Call me today for your own private viewing! You will not be disappointed!

23. 2021-11-17
    status Pending 560-char remark

    Show marketing remark (560 chars)

    Quaint and cozy in immaculate condition! When you walk into this 3 bed/2 bath split floorplan you will feel right at home! Pride of ownership shows throughout! Master bedroom features a lot of space, access to the backyard and a big walk-in closet. The laundry room has it's own separate sink and the house is even equipped with an R/O system! The 2nd and 3rd bedrooms are good size and ready for your family. This fully fenced property also features a nice sized shed in the back yard. Call me today for your own private viewing! You will not be disappointed!

24. 2021-11-14
    listed $264,900 Active 560-char remark

    Show marketing remark (560 chars)

    Quaint and cozy in immaculate condition! When you walk into this 3 bed/2 bath split floorplan you will feel right at home! Pride of ownership shows throughout! Master bedroom features a lot of space, access to the backyard and a big walk-in closet. The laundry room has it's own separate sink and the house is even equipped with an R/O system! The 2nd and 3rd bedrooms are good size and ready for your family. This fully fenced property also features a nice sized shed in the back yard. Call me today for your own private viewing! You will not be disappointed!

25. 2016-08-11
    soldstatus $145,000 Sold

    Show marketing remark (301 chars)

    Nice 3 bed 2 bath conventional home on . 33 of an acre in nice , quiet area. Tile -carpet flooring , tile countertops . arcadia doors to backyard from masterbedroom, bedroom 3 , and out from dining room. Lots of custom cabinets. 2 car finished garage with auto opener. Fully fenced with 5' chain link.

26. 2016-08-11
    soldstatus $145,000

    Show marketing remark (301 chars)

    Nice 3 bed 2 bath conventional home on . 33 of an acre in nice , quiet area. Tile -carpet flooring , tile countertops . arcadia doors to backyard from masterbedroom, bedroom 3 , and out from dining room. Lots of custom cabinets. 2 car finished garage with auto opener. Fully fenced with 5' chain link.

27. 2016-07-31
    historical Contingent Offer

    Show marketing remark (301 chars)

    Nice 3 bed 2 bath conventional home on . 33 of an acre in nice , quiet area. Tile -carpet flooring , tile countertops . arcadia doors to backyard from masterbedroom, bedroom 3 , and out from dining room. Lots of custom cabinets. 2 car finished garage with auto opener. Fully fenced with 5' chain link.

28. 2016-07-20
    listed $165,000 Active

    Show marketing remark (301 chars)

    Nice 3 bed 2 bath conventional home on . 33 of an acre in nice , quiet area. Tile -carpet flooring , tile countertops . arcadia doors to backyard from masterbedroom, bedroom 3 , and out from dining room. Lots of custom cabinets. 2 car finished garage with auto opener. Fully fenced with 5' chain link.

29. 2010-11-10
    soldstatus $99,900 Sold
30. 2010-10-31
    status Pending
31. 2010-07-20
    listed Contingent Offer
32. 2007-03-05
    soldstatus $239,900
33. 2007-03-05
    soldstatus $239,900
34. 2006-08-18
    listed $239,900
35. 2004-09-28
    soldstatus $31,900

ⓘ 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: $1,328 · $111/mo
• Projected year-2 tax: $1,564 · $130/mo
• Expected delta: +$235/yr (+$20/mo · 17.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AO · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $21,224
• − Mortgage interest: −$14,844
• − Property taxes: −$1,328
• − Insurance: −$2,792
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$7,709
• Taxable loss: −$8,846
• Est. tax savings @ 24.0%: +$2,123
• After-tax cash flow: $-1,907/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

+730.7% since first listed

20 events — show timeline

• 2026-06-17 Price Changed $265,000 GLVAR
• 2026-06-02 Price Changed $270,000 GLVAR
• 2026-05-18 Price Changed $275,000 GLVAR
• 2026-04-20 Listed $300,000 GLVAR
• 2021-12-20 Sold (Public Records) $270,000 Public Records
• 2021-12-20 Sold (Public Records) $270,000 Public Records
• 2021-12-20 Sold (MLS) $270,000 GLVAR
• 2021-11-17 Pending — GLVAR
• 2021-11-14 Listed $264,900 GLVAR
• 2016-08-11 Sold (Public Records) $145,000 Public Records
• 2016-08-11 Sold (MLS) $145,000 GLVAR
• 2016-07-31 Contingent — GLVAR
• 2016-07-20 Listed $165,000 GLVAR
• 2010-11-10 Sold (MLS) $99,900 GLVAR
• 2010-10-31 Pending — GLVAR
• 2010-07-20 Listed — GLVAR
• 2007-03-05 Sold (Public Records) $239,900 Public Records
• 2007-03-05 Sold (MLS) $239,900 GLVAR
• 2006-08-18 Listed $239,900 GLVAR
• 2004-09-28 Sold (Public Records) $31,900 Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,328 · +3.3% YoY. Source: county tax records.