3060 E Mcgraw Rd · Pahrump, NV 89061

$319,900

4 bd · 2.0 ba · 1,430 sqft · Manufactured public records · 21 Days on market

Built 1996 1.10 ac lot Est $273k · 17% over

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Why this score? — see what drove the F 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 +11.2/30.0
• Appreciation +6.4/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Beautifully renovated home situated on a fully fenced clean acre with a 40x40 Quonset Hut with concrete pad and a carport. Large kitchen with breakfast bar that seamlessly combines open space living. Split floor plan with all new flooring, complete bathroom upgrades, and optional 4 bed 2 bath (2 rooms no closet). Centrally located with ease of commute in town or to Las Vegas. Enjoy this spacious property with tons of opportunities to expand. 400 feet from BLM Land bring your toys!

Key facts

• Fully fenced land
• Horse property
• Huge workshop

Tags

• HUGE WORKSHOP
• NO FLOOD ZONE
• HORSE PROPERTY
• FULLY FENCED LAND
• ZONED FOR HORSES
• BREATHTAKING MOUNTAIN VIEWS

Property features AI

Finance

• Other: Lot approximately 1.1 acres (one to five acres); Paved road access; Zoned for single family with horses permitted; Horses allowed on the property; Mobile home dimensions noted (56 x 28)
• Financial info: Annual tax amount available

Exterior

• Parking: Detached garage; Private garage; 6-car garage spaces; RV access and RV parking potential
• Utilities: Electricity available; Private well water; Septic system
• Home design: Single-story home; Faces south; Resale property
• Construction: Composition shingle roof; Resale construction
• Exterior features: Covered patio; Deck; Patio; Awning(s); Outbuilding(s); Chain link full fencing; Landscaped grounds with trees; Desert landscaping

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Up to 5 bedrooms possible; Bedroom (12 x 9) with ceiling light and no closet; Bedroom (14 x 9) with ceiling fan, ceiling light and closet; Bedroom (13 x 11) with ceiling fan, ceiling light, sitting area and walk-in closet
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom; Bathroom with double sink and shower-only configuration
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Storm door(s); Ceiling fans; Primary bedroom located downstairs; Unfurnished
• Laundry & utility: Laundry room; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $320k.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (28.4% below list).
• Recommended offer: $229k (28.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Hafen Elementary School (math 23% / reading 36%, grade F, #195 of 402 statewide, top 53%, 440 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: 281 active listings in the ZIP; solid renter incomes.
• This rent runs 35% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (2.8% local appreciation)).
• Nye County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $250k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,977 (28.4% 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. 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 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: 0.72% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $273,130
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3431 Navajo Blvd	0.38mi	3/2.0 (-1)	1,520 (+6%)	8mo	$275,000	$181	60
3300 E Navajo Blvd	0.33mi	3/3.0 (-1)	1,320 (-8%)	8mo	$262,000	$198	56
3031 E Navajo Blvd	0.21mi	3/2.0 (-1)	1,310 (-8%)	20mo	$250,000	$191	54
3460 Savoy Blvd	0.37mi	3/2.0 (-1)	1,310 (-8%)	22mo	$270,000	$206	45
3731 E Navajo Blvd	0.67mi	3/2.0 (-1)	1,222 (-14%)	7mo	$230,000	$188	33
3830 E Mcgraw Rd	0.73mi	3/2.0 (-1)	1,625 (+14%)	12mo	$285,000	$175	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.30×
• Total profit: $26,788
• Equity at exit: $139,974

10-year hold

• IRR: 8.4%
• Equity multiple: 2.24×
• Total profit: $110,965
• Equity at exit: $212,757

Cash invested: $89,572 (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 89061

• Home prices YoY: 1.1%
• Active inventory: 281
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,290 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$123 /mo · $1,480/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-125

Break-even live

Break-even rent $2,448

Max offer price $297,772

Occupancy floor —

Sensitivity live

Price	-10% $56	-5% $-35	+0% $-125	+5% $-216	+10% $-306
Rent	-10% $-306	-5% $-216	+0% $-125	+5% $-35	+10% $56
Rate	-1.0pp $36	-0.5pp $-44	base $-125	+0.5pp $-208	+1.0pp $-292

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $319,900 Active 21 DOM
2. 2026-06-18
   days on market $319,900 Active 20 DOM
3. 2026-06-17
   days on market $319,900 Active 19 DOM
4. 2026-06-16
   days on market $319,900 Active 18 DOM
5. 2026-06-15
   days on market $319,900 Active 17 DOM
6. 2026-06-14
   days on market $319,900 Active 15 DOM
7. 2026-06-12
   pricedays on market $319,900 Active 14 DOM
8. 2026-06-09
   days on market $324,999 Active 11 DOM
9. 2026-06-08
   days on market $324,999 Active 10 DOM
10. 2026-06-07
    days on market $324,999 Active 9 DOM
11. 2026-06-03
    days on market $324,999 Active 5 DOM
12. 2026-06-02
    days on market $324,999 Active 4 DOM
13. 2026-06-01
    days on market $324,999 Active 3 DOM
14. 2026-05-31
    days on market $324,999 Active 2 DOM
15. 2026-05-10
    price $329,998 1010-char remark
16. 2026-04-23
    price $329,999 1010-char remark
17. 2026-03-22
    price $339,999 1010-char remark
18. 2026-03-04
    price $345,000 1010-char remark
19. 2025-12-09
    listed $350,000 Active 1010-char remark
20. 2023-09-07
    soldstatus $250,000 Closed 485-char remark

    Show marketing remark (485 chars)

    Beautifully renovated home situated on a fully fenced clean acre with a 40x40 Quonset Hut with concrete pad and a carport. Large kitchen with breakfast bar that seamlessly combines open space living. Split floor plan with all new flooring, complete bathroom upgrades, and optional 4 bed 2 bath (2 rooms no closet). Centrally located with ease of commute in town or to Las Vegas. Enjoy this spacious property with tons of opportunities to expand. 400 feet from BLM Land bring your toys!

21. 2023-09-06
    status Pending 485-char remark

    Show marketing remark (485 chars)

    Beautifully renovated home situated on a fully fenced clean acre with a 40x40 Quonset Hut with concrete pad and a carport. Large kitchen with breakfast bar that seamlessly combines open space living. Split floor plan with all new flooring, complete bathroom upgrades, and optional 4 bed 2 bath (2 rooms no closet). Centrally located with ease of commute in town or to Las Vegas. Enjoy this spacious property with tons of opportunities to expand. 400 feet from BLM Land bring your toys!

22. 2023-09-06
    historical Active Under Contract 485-char remark

    Show marketing remark (485 chars)

    Beautifully renovated home situated on a fully fenced clean acre with a 40x40 Quonset Hut with concrete pad and a carport. Large kitchen with breakfast bar that seamlessly combines open space living. Split floor plan with all new flooring, complete bathroom upgrades, and optional 4 bed 2 bath (2 rooms no closet). Centrally located with ease of commute in town or to Las Vegas. Enjoy this spacious property with tons of opportunities to expand. 400 feet from BLM Land bring your toys!

23. 2023-08-08
    status Pending 485-char remark

    Show marketing remark (485 chars)

    Beautifully renovated home situated on a fully fenced clean acre with a 40x40 Quonset Hut with concrete pad and a carport. Large kitchen with breakfast bar that seamlessly combines open space living. Split floor plan with all new flooring, complete bathroom upgrades, and optional 4 bed 2 bath (2 rooms no closet). Centrally located with ease of commute in town or to Las Vegas. Enjoy this spacious property with tons of opportunities to expand. 400 feet from BLM Land bring your toys!

24. 2023-08-04
    listed $224,900 Active 485-char remark

    Show marketing remark (485 chars)

    Beautifully renovated home situated on a fully fenced clean acre with a 40x40 Quonset Hut with concrete pad and a carport. Large kitchen with breakfast bar that seamlessly combines open space living. Split floor plan with all new flooring, complete bathroom upgrades, and optional 4 bed 2 bath (2 rooms no closet). Centrally located with ease of commute in town or to Las Vegas. Enjoy this spacious property with tons of opportunities to expand. 400 feet from BLM Land bring your toys!

25. 2023-02-09
    soldstatus $125,000
26. 2010-04-09
    historical
27. 2010-04-09
    soldstatus $38,622
28. 2010-03-18
    listed $30,030

ⓘ 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: $1,480 · $123/mo
• Projected year-2 tax: $1,887 · $157/mo
• Expected delta: +$408/yr (+$34/mo · 27.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 16 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: $27,477
• − Mortgage interest: −$17,919
• − Property taxes: −$1,480
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,198
• − Management: −$2,198
• − Depreciation: −$9,306
• Taxable loss: −$7,224
• Est. tax savings @ 24.0%: +$1,734
• After-tax cash flow: $231/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): 8,141
• Household income: $77,991
• Rent vs Own: 10.9% rent · 89.1% own
• Severe rent burden: 52.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 18% Two or more races 8% Asian 2% Black 2% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 15% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Romanian 2% Portuguese 2%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Asian/Pacific 1% Other Indo-European 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: ▲ 2.78%
• Current HPI: 266.2633
• 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

+965.3% since first listed

18 events — show timeline

• 2026-06-11 Price Changed $319,900 GLVAR
• 2026-05-29 Listing Removed — GLVAR
• 2026-05-29 Listed $324,999 GLVAR
• 2026-05-21 Price Changed $324,999 GLVAR
• 2026-05-10 Price Changed $329,998 GLVAR
• 2026-04-23 Price Changed $329,999 GLVAR
• 2026-03-22 Price Changed $339,999 GLVAR
• 2026-03-04 Price Changed $345,000 GLVAR
• 2025-12-09 Listed $350,000 GLVAR
• 2023-09-07 Sold (MLS) $250,000 GLVAR
• 2023-09-06 Pending — GLVAR
• 2023-09-06 Contingent — GLVAR
• 2023-08-08 Pending — GLVAR
• 2023-08-04 Listed $224,900 GLVAR
• 2023-02-09 Sold (Public Records) $125,000 Public Records
• 2010-04-09 Sold (MLS) $38,622 GLVAR
• 2010-04-09 Listing Removed — GLVAR
• 2010-03-18 Listed $30,030 GLVAR

Property tax history

+1.6%/yr

Latest (2025): $1,480 · +3.3% YoY. Source: county tax records.