3942 E Teller Dr · Pahrump, NV 89061

$404,000

4 bd · 3.0 ba · 3,230 sqft · SingleFamily public records · 107 Days on market

Built 2019 8,276 sqft lot $125/sqft · 11% below area Est $453k · 11% under $40/mo HOA · 1% of rent ↓ 10% since listing

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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 +12.4/15.0
• Cash flow +7.7/30.0
• 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
• 1% rule +1.8/10.0
• DSCR +1.8/10.0

Listing remarks MLS

Welcome to Burson Ranch, Pahrump's peaceful master planned community. Serene desert living just 45 minutes from Las Vegas! This immaculate, popular model home offers 5 bedrooms, 3 baths, and a spacious 3 car garage. Enjoy an open, airy layout ideal for entertaining, stainless steel appliances, ceiling fans throughout, and energy efficient features to keep costs down. Perfect for relaxed Nevada living with oversized lots, nearby golf, and a quiet vibe. Move in ready and waiting. Don't miss out! Schedule your showing today.

Key facts

• Open airy layout
• Serene desert living
• Oversized lots

Tags

• MASTER PLANNED COMMUNITY
• SERENE DESERT LIVING
• OPEN AIRY LAYOUT
• STAINLESS STEEL APPLIANCES
• ENERGY EFFICIENT FEATURES
• OVERSIZED LOTS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $404k.

Deal economics

• At list price, monthly cash flow is $-464 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (31.6% below list).
• Recommended offer: $276k (31.6% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: Floyd Elementary School (math 27% / reading 35%, grade F, #181 of 402 statewide, top 45%, 551 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; 1 comparable units currently listed for rent nearby; solid renter incomes.
• This rent runs 42% 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 $14k of equity ($3k loan paydown + $11k 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 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($368k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $276,186 (31.6% 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 107 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.68% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.92%
• DSCR: 0.78
• GRM: 12.2

CMA / ARV

• ARV (median comp): $453,397
• List price: $404,000
• Delta: -10.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3956 E Weld Ave	0.05mi	5/3.0 (+1)	3,230 (0%)	14mo	$435,000	$135	81
3901 E Teller Dr	0.05mi	4/2.5	3,166 (-2%)	16mo	$500,000	$158	79
3914 Weld Ave	0.06mi	5/3.0 (+1)	3,166 (-2%)	15mo	$505,000	$160	76
3903 E Weld Ave	0.08mi	5/3.0 (+1)	3,230 (0%)	18mo	$437,000	$135	76
3943 E Sedgwick Ave	0.07mi	4/2.5	2,775 (-14%)	23mo	$375,000	$135	52
3952 E Chaffe Ave	0.15mi	4/2.5	2,756 (-15%)	24mo	$400,000	$145	47

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: 2.3%
• Equity multiple: 1.13×
• Total profit: $14,485
• Equity at exit: $176,772

10-year hold

• IRR: 5.9%
• Equity multiple: 1.87×
• Total profit: $98,721
• Equity at exit: $268,690

Cash invested: $113,120 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,762 medium
• Mortgage (P&I): −$2,119
• Tax from tax record: −$319 /mo · $3,825/yr
• Insurance: −$168
• HOA: −$40
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $-464

Break-even live

Break-even rent $3,349

Max offer price $322,056

Occupancy floor —

Sensitivity live

Price	-10% $-235	-5% $-350	+0% $-464	+5% $-578	+10% $-693
Rent	-10% $-682	-5% $-573	+0% $-464	+5% $-355	+10% $-246
Rate	-1.0pp $-260	-0.5pp $-361	base $-464	+0.5pp $-569	+1.0pp $-675

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: $101,000
• Closing costs: $12,120
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3807 E Summit Ave Pahrump, NV	5.0	3.5	3166	$2,950	$0.93	45d	1	0.15mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: gas

Listing history 21 events

1. 2026-06-19
   days on market $404,000 Active 107 DOM
2. 2026-06-18
   days on market $404,000 Active 106 DOM
3. 2026-06-17
   days on market $404,000 Active 105 DOM
4. 2026-06-16
   days on market $404,000 Active 104 DOM
5. 2026-06-15
   days on market $404,000 Active 103 DOM
6. 2026-06-14
   days on market $404,000 Active 101 DOM
7. 2026-06-12
   days on market $404,000 Active 100 DOM
8. 2026-06-09
   days on market $404,000 Active 97 DOM
9. 2026-06-08
   days on market $404,000 Active 96 DOM
10. 2026-06-07
    days on market $404,000 Active 95 DOM
11. 2026-06-03
    days on market $404,000 Active 91 DOM
12. 2026-06-02
    days on market $404,000 Active 90 DOM
13. 2026-06-01
    days on market $404,000 Active 89 DOM
14. 2026-05-31
    days on market $404,000 Active 88 DOM
15. 2026-05-30
    days on market $404,000 Active 87 DOM
16. 2026-04-30
    price $404,000 528-char remark

    Show marketing remark (528 chars)

    Welcome to Burson Ranch, Pahrump's peaceful master planned community. Serene desert living just 45 minutes from Las Vegas! This immaculate, popular model home offers 5 bedrooms, 3 baths, and a spacious 3 car garage. Enjoy an open, airy layout ideal for entertaining, stainless steel appliances, ceiling fans throughout, and energy efficient features to keep costs down. Perfect for relaxed Nevada living with oversized lots, nearby golf, and a quiet vibe. Move in ready and waiting. Don't miss out! Schedule your showing today.

17. 2026-03-04
    listed $419,999 Active 528-char remark

    Show marketing remark (528 chars)

    Welcome to Burson Ranch, Pahrump's peaceful master planned community. Serene desert living just 45 minutes from Las Vegas! This immaculate, popular model home offers 5 bedrooms, 3 baths, and a spacious 3 car garage. Enjoy an open, airy layout ideal for entertaining, stainless steel appliances, ceiling fans throughout, and energy efficient features to keep costs down. Perfect for relaxed Nevada living with oversized lots, nearby golf, and a quiet vibe. Move in ready and waiting. Don't miss out! Schedule your showing today.

18. 2026-02-28
    historical
19. 2025-12-30
    price $419,999
20. 2025-11-20
    price $439,000
21. 2025-08-08
    listed $450,000 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: $3,825 · $319/mo
• Projected year-2 tax: $3,825 · $319/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 6 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: $33,142
• − Mortgage interest: −$22,630
• − Property taxes: −$3,825
• − Insurance: −$2,020
• − Repairs & maintenance: −$2,651
• − Management: −$2,651
• − HOA: −$480
• − Depreciation: −$11,753
• Taxable loss: −$12,869
• Est. tax savings @ 24.0%: +$3,089
• After-tax cash flow: $-2,478/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

-10.2% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $404,000 GLVAR
• 2026-03-04 Listed $419,999 GLVAR
• 2026-02-28 Listing Removed — GLVAR
• 2025-12-30 Price Changed $419,999 GLVAR
• 2025-11-20 Price Changed $439,000 GLVAR
• 2025-08-08 Listed $450,000 GLVAR

Property tax history

+52.5%/yr

Latest (2025): $3,825 · +5.9% YoY. Source: county tax records.