2621 Tonya Dr · Pahrump, NV 89060

$350,000

4 bd · 2.0 ba · 1,680 sqft · MultiFamily public records · 14 Days on market

Built 1984 2.30 ac lot

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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).

• Cash flow +16.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +3.4/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

New roof! New porch! (It's amazing!) Some new exterior paint. Fully fenced 2.3 acre lot. Rear, semi private courtyard. Over sized living room, formal dining room. Kitchen has breakfast bar. 4 car garage attached to home with attached guest house (fixer upper). Old trailer on west side of property is personal property & for storage only. Carport attached to house. Being sold as-is. Interior pictures coming soon. Bring us an offer! (Cash only sale)

Key facts

• Legal duplex
• Covered carport
• 2.3 acres

Tags

• LEGAL DUPLEX
• 2.3 ACRES
• FLAT USABLE LAND
• PRIVATE GUEST SUITE
• COVERED CARPORT
• GAME ROOM

Property features AI

Finance

• Other: Property has a view; Lot size about 2.3 acres; Landscaped desert landscaping; One to five acre parcel; Septic installed; Private well
• HOA & community: Community barbecue

Exterior

• Parking: Attached carport; 1-car carport space; Garage; Private parking; RV access/parking
• Utilities: Above-ground utilities available; Private well water; Septic system (septic tank); Septic available
• Home design: Single-story; Multi-family zoning; North-facing; Resale property
• Construction: Asphalt roof; Mobile home dimensions approximately 54' x 26'
• Exterior features: Balcony; Courtyard; Deck; Covered patio; Patio; Private yard; Chain link fencing; Full fencing

Interior

• Kitchen: Built-in electric oven; Dishwasher; Disposal
• Bedrooms: Up to 6 possible bedrooms; Primary bedroom on the main level; Additional bedrooms with closets
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 2 three-quarter bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Unfurnished; Ceiling fan(s); Skylights; Window treatments; Blinds
• Laundry & utility: Electric dryer hookup; Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $69 ($826/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 $295k (15.7% below list).
• Recommended offer: $295k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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, 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.
• At $2,952/mo this rent would consume 71% of the median local household income ($50k/yr) (locally 170% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 10y 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 $100k; list at $350k implies a 250% gain — meaningful room to come down on a strong offer.

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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,200 (15.7% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.47×
• Total profit: $-52,382
• Equity at exit: $52,186

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-40,176
• Equity at exit: $30,262

Cash invested: $98,000 (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 89060

• Home prices YoY: -1.6%
• Active inventory: 655
• Price-to-rent: 19.8×

Monthly cashflow live

• Estimated rent: $2,952 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$160 /mo · $1,916/yr
• Insurance: −$146
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $69

Break-even live

Break-even rent $2,865

Max offer price $350,000

Occupancy floor 93%

Sensitivity live

Price	-10% $267	-5% $168	+0% $69	+5% $-30	+10% $-129
Rent	-10% $-164	-5% $-48	+0% $69	+5% $185	+10% $302
Rate	-1.0pp $245	-0.5pp $158	base $69	+0.5pp $-22	+1.0pp $-114

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,952
Total (2 units)			$2,952

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-01
   days on market $350,000 Active 14 DOM
2. 2026-05-31
   days on market $350,000 Active 13 DOM
3. 2026-05-30
   days on market $350,000 Active 12 DOM
4. 2026-05-20
   price $350,000 941-char remark
5. 2026-05-18
   listed $359,000 Active 941-char remark
6. 2026-05-11
   historical
7. 2026-05-01
   price $359,000
8. 2026-05-01
   status Active
9. 2026-04-05
   historical
10. 2026-02-21
    status Active
11. 2026-02-17
    historical Active Under Contract
12. 2025-10-18
    listed $350,000 Active
13. 2020-08-27
    soldstatus $100,000 Closed

    Show marketing remark (456 chars)

    New roof! New porch! (It's amazing!) Some new exterior paint. Fully fenced 2.3 acre lot. Rear, semi private courtyard. Over sized living room, formal dining room. Kitchen has breakfast bar. 4 car garage attached to home with attached guest house (fixer upper). Old trailer on west side of property is personal property & for storage only. Carport attached to house. Being sold as-is. Interior pictures coming soon. Bring us an offer! (Cash only sale)

14. 2020-08-27
    soldstatus $100,000

    Show marketing remark (456 chars)

    New roof! New porch! (It's amazing!) Some new exterior paint. Fully fenced 2.3 acre lot. Rear, semi private courtyard. Over sized living room, formal dining room. Kitchen has breakfast bar. 4 car garage attached to home with attached guest house (fixer upper). Old trailer on west side of property is personal property & for storage only. Carport attached to house. Being sold as-is. Interior pictures coming soon. Bring us an offer! (Cash only sale)

15. 2020-08-11
    status Pending

    Show marketing remark (456 chars)

    New roof! New porch! (It's amazing!) Some new exterior paint. Fully fenced 2.3 acre lot. Rear, semi private courtyard. Over sized living room, formal dining room. Kitchen has breakfast bar. 4 car garage attached to home with attached guest house (fixer upper). Old trailer on west side of property is personal property & for storage only. Carport attached to house. Being sold as-is. Interior pictures coming soon. Bring us an offer! (Cash only sale)

16. 2020-06-08
    listed $129,900 Active

    Show marketing remark (456 chars)

    New roof! New porch! (It's amazing!) Some new exterior paint. Fully fenced 2.3 acre lot. Rear, semi private courtyard. Over sized living room, formal dining room. Kitchen has breakfast bar. 4 car garage attached to home with attached guest house (fixer upper). Old trailer on west side of property is personal property & for storage only. Carport attached to house. Being sold as-is. Interior pictures coming soon. Bring us an offer! (Cash only sale)

17. 2016-08-31
    soldstatus $35,900 Sold
18. 2016-08-23
    historical Contingent Offer
19. 2016-08-11
    listed $36,400 Active

ⓘ 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: $1,916 · $160/mo
• Projected year-2 tax: $2,065 · $172/mo
• Expected delta: +$149/yr (+$12/mo · 7.8%)

ⓘ 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 · 20 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: $35,424
• − Mortgage interest: −$19,605
• − Property taxes: −$1,916
• − Insurance: −$3,218
• − Repairs & maintenance: −$2,834
• − Management: −$2,834
• − Depreciation: −$10,182
• Taxable loss: −$5,165
• Est. tax savings @ 24.0%: +$1,240
• After-tax cash flow: $2,066/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

+861.5% since first listed

16 events — show timeline

• 2026-05-20 Price Changed $350,000 GLVAR
• 2026-05-18 Listed $359,000 GLVAR
• 2026-05-11 Listing Removed — GLVAR
• 2026-05-01 Price Changed $359,000 GLVAR
• 2026-05-01 Relisted — GLVAR
• 2026-04-05 Listing Removed — GLVAR
• 2026-02-21 Relisted — GLVAR
• 2026-02-17 Contingent — GLVAR
• 2025-10-18 Listed $350,000 GLVAR
• 2020-08-27 Sold (Public Records) $100,000 Public Records
• 2020-08-27 Sold (MLS) $100,000 GLVAR
• 2020-08-11 Pending — GLVAR
• 2020-06-08 Listed $129,900 GLVAR
• 2016-08-31 Sold (MLS) $35,900 GLVAR
• 2016-08-23 Contingent — GLVAR
• 2016-08-11 Listed $36,400 GLVAR

Property tax history

+5.8%/yr

Latest (2025): $1,916 · +1.2% YoY. Source: county tax records.