1260 S Comstock Cir · Pahrump, NV 89048

$98,000

3 bd · 2.0 ba · 837 sqft · Manufactured public records · 27 Days on market

Built 1977 5,009 sqft lot Est $141k · 31% under $28/mo HOA · 2% of rent

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

Inexpensive living in Mobile home park, where you own your own land. Needs some TLC to bring back the life. Split floor plan, small fenced in yard. Community offers, recreation room, geen area, pool, tennis court.

Key facts

• Central location
• Pool
• Mountain view

Tags

• MOUNTAIN VIEW
• RECREATION CENTER
• POOL
• CENTRAL LOCATION

Property features AI

Finance

• Financial info: Leased at $1,691 until 2026-12-31
• HOA & community: Comstock Park HOA (monthly fee: $28) — includes association management; Community amenities: basketball court, clubhouse, dog park, fitness center, jogging path, barbecue, playground, park, pool, recreation room, RV parking, spa/hot tub

Exterior

• Parking: Open parking; RV access/parking; Guest parking
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; Faces east; Single family zoning; Resale property
• Construction: Masonite and metal siding; Flat foam roof
• Exterior features: Porch; Private yard; Shed(s); Chain link and partial fencing; Community pool

Interior

• Kitchen: Built-in electric oven; Electric cooktop; Refrigerator
• Bedrooms: 3 possible bedrooms; Bedroom 2 on main level with closet (approx. 10x10); Bedroom 3 on main level with closet (approx. 10x10)
• Flooring: Carpet; Linoleum; Vinyl
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Electric heating (wall furnace); Electric cooling with window units
• Interior features: Blinds; Window treatments; Unfurnished; Bedroom on main level; Primary bedroom downstairs
• Laundry & utility: Electric dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.5% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $678 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $14k; list at $98k implies a 626% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,530 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.44% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.21%
• DSCR: 1.99
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $141,453
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
261 Ferndell St	0.09mi	2/2.0 (-1)	840 (+0%)	7mo	$135,000	$161	84
211 Kite St	0.19mi	3/2.0	940 (+12%)	1mo	$155,000	$165	70
310 Ferndell St	0.06mi	2/1.0 (-1)	784 (-6%)	12mo	$87,500	$112	68
280 Copper Flats Dr	0.17mi	2/2.0 (-1)	932 (+11%)	1mo	$175,000	$188	67
230 Greenwater St	0.11mi	2/1.5 (-1)	903 (+8%)	10mo	$162,000	$179	67
320 W Ivy Ln	0.06mi	2/2.0 (-1)	934 (+12%)	12mo	$130,000	$139	63
271 Copper Flats Dr	0.16mi	3/2.0	940 (+12%)	11mo	$159,000	$169	63
91 Steptoe St	0.23mi	2/1.0 (-1)	788 (-6%)	11mo	$200,000	$254	62
130 W Rudy Rd	0.20mi	2/1.5 (-1)	720 (-14%)	0mo	$140,000	$194	60
231 Ferndell St	0.11mi	2/1.0 (-1)	752 (-10%)	12mo	$190,000	$253	59
220 Ferndell St	0.13mi	2/1.0 (-1)	960 (+15%)	5mo	$155,000	$161	56
280 W Bonnie Claire Ct	0.21mi	2/2.0 (-1)	720 (-14%)	7mo	$55,000	$76	56

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: 14.7%
• Equity multiple: 1.59×
• Total profit: $16,062
• Equity at exit: $14,612

10-year hold

• IRR: 23.2%
• Equity multiple: 2.97×
• Total profit: $53,987
• Equity at exit: $8,473

Cash invested: $27,440 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$514
• Tax from tax record: −$24 /mo · $285/yr
• Insurance: −$41
• HOA: −$28
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $508

Break-even live

Break-even rent $768

Max offer price $98,000

Occupancy floor 59%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 Ogallala St Unit 4 Pahrump, NV	3.0	2.0	1009	$1,350	$1.34	43d	1	0.80mi
1111 Sixshooter Ave Unit 3C Pahrump, NV	2.0	2.0	910	$1,150	$1.26	43d	1	0.82mi
1081 Quartzite Ave #2 Pahrump, NV	2.0	2.0	984	$1,245	$1.27	43d	1	0.95mi
1080 S Potro Ave #3 Pahrump, NV	2.0	2.0	984	$1,245	$1.27	43d	1	0.99mi
1041 Marne Ct Unit 4 Pahrump, NV	2.0	2.0	901	$1,235	$1.37	43d	1	1.24mi
1480 W Irons St Pahrump, NV	2.0	2.0	980	$1,600	$1.63	43d	1	1.37mi

HOA detail

• Monthly dues: $28 · $336/yr
• Likely covers: pool

Listing history 23 events

1. 2026-06-19
   days on market $98,000 Active 27 DOM
2. 2026-06-18
   days on market $98,000 Active 26 DOM
3. 2026-06-17
   days on market $98,000 Active 25 DOM
4. 2026-06-16
   days on market $98,000 Active 24 DOM
5. 2026-06-15
   days on market $98,000 Active 23 DOM
6. 2026-06-14
   days on market $98,000 Active 21 DOM
7. 2026-06-12
   days on market $98,000 Active 20 DOM
8. 2026-06-09
   days on market $98,000 Active 17 DOM
9. 2026-06-08
   days on market $98,000 Active 16 DOM
10. 2026-06-07
    days on market $98,000 Active 15 DOM
11. 2026-06-03
    days on market $98,000 Active 11 DOM
12. 2026-06-02
    days on market $98,000 Active 10 DOM
13. 2026-06-01
    days on market $98,000 Active 9 DOM
14. 2026-05-31
    days on market $98,000 Active 8 DOM
15. 2026-05-30
    days on market $98,000 Active 7 DOM
16. 2026-05-23
    listed $98,000 Active
17. 2024-03-21
    historical
18. 2024-03-13
    price $100,000
19. 2024-03-06
    price $129,888
20. 2023-07-21
    listed $100,000 Active
21. 2009-11-17
    soldstatus $13,500 213-char remark

    Show marketing remark (213 chars)

    Inexpensive living in Mobile home park, where you own your own land. Needs some TLC to bring back the life. Split floor plan, small fenced in yard. Community offers, recreation room, geen area, pool, tennis court.

22. 2009-11-17
    historical 213-char remark

    Show marketing remark (213 chars)

    Inexpensive living in Mobile home park, where you own your own land. Needs some TLC to bring back the life. Split floor plan, small fenced in yard. Community offers, recreation room, geen area, pool, tennis court.

23. 2009-10-09
    listed $11,000 213-char remark

    Show marketing remark (213 chars)

    Inexpensive living in Mobile home park, where you own your own land. Needs some TLC to bring back the life. Split floor plan, small fenced in yard. Community offers, recreation room, geen area, pool, tennis court.

ⓘ 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: $285 · $24/mo
• Projected year-2 tax: $578 · $48/mo
• Expected delta: +$294/yr (+$24/mo · 103.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe

Taxation est. · year 1

• Rental income: $16,927
• − Mortgage interest: −$5,490
• − Property taxes: −$285
• − Insurance: −$490
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − HOA: −$336
• − Depreciation: −$2,851
• Taxable income: $4,767
• Est. tax owed @ 24.0%: −$1,144
• After-tax cash flow: $4,950/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

+790.9% since first listed

8 events — show timeline

• 2026-05-23 Listed $98,000 GLVAR
• 2024-03-21 Listing Removed — GLVAR
• 2024-03-13 Price Changed $100,000 GLVAR
• 2024-03-06 Price Changed $129,888 GLVAR
• 2023-07-21 Listed $100,000 GLVAR
• 2009-11-17 Listing Removed — GLVAR
• 2009-11-17 Sold (MLS) $13,500 GLVAR
• 2009-10-09 Listed $11,000 GLVAR

Property tax history

-0.6%/yr

Latest (2025): $285 · +6.8% YoY. Source: county tax records.