6160 Santovito St · Pahrump, NV 89061

$185,999

2 bd · 1.5 ba · 2,112 sqft · MultiFamily · 228 Days on market

Built 1975 2.27 ac lot $88/sqft · 43% below area Est $327k · 43% under ↓ 28% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.4/10.0
• Livability +3.4/5.0
• 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

Endless possibilities with peaceful country living! This inviting property sits on 2.27 acres in a quiet area of Pahrump, surrounded by beautiful mountain views and open space. The main home is a 1,440 sq. ft. doublewide featuring 2 bedrooms, 2 bathrooms, and a recently upgraded kitchen that’s perfect for home-cooked meals and gatherings. The second home is a 672 sq. ft. singlewide with 2 bedrooms, 2 bathrooms, and an addition, offering great potential for guest quarters, extended family, or a cozy rental. Enjoy the convenience of your own private well and septic system, and plenty of room for horses, toys and a garden. With a little TLC, this property could be your peaceful desert retreat!

Key facts

• Room for horses
• Private well
• Room for a garden

Tags

• MOUNTAIN VIEWS
• PRIVATE WELL
• SEPTIC SYSTEM
• ROOM FOR HORSES
• ROOM FOR TOYS
• ROOM FOR A GARDEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath multifamily listed at $186k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $186k).
• Recommended offer: $164k (12.0% 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: 281 active listings in the ZIP; solid renter incomes.
• At $3,579/mo this rent would consume 55% of the median local household income ($78k/yr) (locally 52% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k 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.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $29k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major 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 $163,679 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.92% ✓
• Cap rate: 17.33%
• Cash-on-cash: 39.43%
• DSCR: 2.75
• GRM: 4.3

CMA / ARV

• ARV (median comp): $327,403
• List price: $185,999
• Delta: -43.19%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 44.6%
• Equity multiple: 3.48×
• Total profit: $129,238
• Equity at exit: $81,385

10-year hold

• IRR: 44.6%
• Equity multiple: 6.95×
• Total profit: $309,933
• Equity at exit: $123,703

Cash invested: $52,080 (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: 8.7×

Monthly cashflow live

• Estimated rent: $3,579 medium
• Mortgage (P&I): −$975
• Tax from tax record: −$63 /mo · $758/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$752
• Net cashflow: $1,711

Break-even live

Break-even rent $1,413

Max offer price $185,999

Occupancy floor 47%

Sensitivity live

Price	-10% $1,817	-5% $1,764	+0% $1,711	+5% $1,659	+10% $1,606
Rent	-10% $1,429	-5% $1,570	+0% $1,711	+5% $1,853	+10% $1,994
Rate	-1.0pp $1,805	-0.5pp $1,759	base $1,711	+0.5pp $1,663	+1.0pp $1,614

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,580
Total (2 units)			$3,579

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: $46,500
• Closing costs: $5,580
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $185,999 Active 228 DOM
2. 2026-06-18
   days on market $185,999 Active 227 DOM
3. 2026-06-17
   days on market $185,999 Active 226 DOM
4. 2026-06-16
   days on market $185,999 Active 225 DOM
5. 2026-06-15
   days on market $185,999 Active 224 DOM
6. 2026-06-14
   days on market $185,999 Active 222 DOM
7. 2026-06-12
   days on market $185,999 Active 221 DOM
8. 2026-06-09
   days on market $185,999 Active 218 DOM
9. 2026-06-08
   days on market $185,999 Active 217 DOM
10. 2026-06-07
    days on market $185,999 Active 216 DOM
11. 2026-06-03
    days on market $185,999 Active 212 DOM
12. 2026-06-02
    days on market $185,999 Active 211 DOM
13. 2026-06-01
    days on market $185,999 Active 210 DOM
14. 2026-05-31
    days on market $185,999 Active 209 DOM
15. 2026-05-30
    days on market $185,999 Active 208 DOM
16. 2026-04-20
    price $185,999 705-char remark

    Show marketing remark (705 chars)

    Endless possibilities with peaceful country living! This inviting property sits on 2.27 acres in a quiet area of Pahrump, surrounded by beautiful mountain views and open space. The main home is a 1,440 sq. ft. doublewide featuring 2 bedrooms, 2 bathrooms, and a recently upgraded kitchen that’s perfect for home-cooked meals and gatherings. The second home is a 672 sq. ft. singlewide with 2 bedrooms, 2 bathrooms, and an addition, offering great potential for guest quarters, extended family, or a cozy rental. Enjoy the convenience of your own private well and septic system, and plenty of room for horses, toys and a garden. With a little TLC, this property could be your peaceful desert retreat!

17. 2025-11-15
    price $199,999 705-char remark

    Show marketing remark (705 chars)

    Endless possibilities with peaceful country living! This inviting property sits on 2.27 acres in a quiet area of Pahrump, surrounded by beautiful mountain views and open space. The main home is a 1,440 sq. ft. doublewide featuring 2 bedrooms, 2 bathrooms, and a recently upgraded kitchen that’s perfect for home-cooked meals and gatherings. The second home is a 672 sq. ft. singlewide with 2 bedrooms, 2 bathrooms, and an addition, offering great potential for guest quarters, extended family, or a cozy rental. Enjoy the convenience of your own private well and septic system, and plenty of room for horses, toys and a garden. With a little TLC, this property could be your peaceful desert retreat!

18. 2025-11-03
    listed $215,000 Active 705-char remark

    Show marketing remark (705 chars)

    Endless possibilities with peaceful country living! This inviting property sits on 2.27 acres in a quiet area of Pahrump, surrounded by beautiful mountain views and open space. The main home is a 1,440 sq. ft. doublewide featuring 2 bedrooms, 2 bathrooms, and a recently upgraded kitchen that’s perfect for home-cooked meals and gatherings. The second home is a 672 sq. ft. singlewide with 2 bedrooms, 2 bathrooms, and an addition, offering great potential for guest quarters, extended family, or a cozy rental. Enjoy the convenience of your own private well and septic system, and plenty of room for horses, toys and a garden. With a little TLC, this property could be your peaceful desert retreat!

19. 2025-09-30
    historical
20. 2025-08-15
    price $240,000
21. 2025-05-01
    price $249,500
22. 2025-04-11
    price $249,900
23. 2025-03-24
    listed $259,000 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: $758 · $63/mo
• Projected year-2 tax: $1,097 · $91/mo
• Expected delta: +$339/yr (+$28/mo · 44.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°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: $42,948
• − Mortgage interest: −$10,419
• − Property taxes: −$758
• − Insurance: −$930
• − Repairs & maintenance: −$3,436
• − Management: −$3,436
• − Depreciation: −$5,411
• Taxable income: $18,558
• Est. tax owed @ 24.0%: −$4,454
• After-tax cash flow: $16,082/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

-28.2% since first listed

8 events — show timeline

• 2026-04-20 Price Changed $185,999 GLVAR
• 2025-11-15 Price Changed $199,999 GLVAR
• 2025-11-03 Listed $215,000 GLVAR
• 2025-09-30 Listing Removed — GLVAR
• 2025-08-15 Price Changed $240,000 GLVAR
• 2025-05-01 Price Changed $249,500 GLVAR
• 2025-04-11 Price Changed $249,900 GLVAR
• 2025-03-24 Listed $259,000 GLVAR

Property tax history

-1.2%/yr

Latest (2025): $758 · +6.3% YoY. Source: county tax records.