1160 Ricksue St · Pahrump, NV 89060

$250,000

4 bd · 1.5 ba · 2,160 sqft · Other · 77 Days on market

Built 1987 1.19 ac lot $116/sqft · 20% below area Est $313k · 20% under

---

Why this score? — see what drove the C 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 +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +3.7/10.0
• 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

Listing remarks MLS

Opportunity knocks with this investor special or perfect fixer upper! Unlock the potential in this value-packed home sitting on over 1 acre of land. Ideal for buyers with vision looking to customize and create their own dream space. Enter to an open floor plan with cozy wood-burning fireplace. Spacious kitchen features double oven and plenty of room for cooking and entertaining. Generously sized bedrooms and large bathrooms. Large front porch deck is a plus and a second additional deck on the east facing side of the home. Well and Septic. Home not converted to real property, cash buyers only.

Key facts

• Open floor plan
• Well and septic
• Front porch deck

Tags

• OPEN FLOOR PLAN
• WOOD BURNING FIREPLACE
• DOUBLE OVEN
• FRONT PORCH DECK
• EAST FACING DECK
• WELL AND SEPTIC

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $250k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/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 $219k (12.6% below list).
• Recommended offer: $219k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: 655 active listings in the ZIP; 1 comparable units currently listed for rent nearby.
• At $2,185/mo this rent would consume 52% 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 $8k 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

• It's been on market 77 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.

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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,540 (12.6% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 0.87% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

• ARV (median comp): $313,244
• List price: $250,000
• Delta: -20.19%
• Verdict: UNDERPRICED
• Comps: 12 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.6%
• Equity multiple: 0.55×
• Total profit: $-31,744
• Equity at exit: $37,276

10-year hold

• IRR: -3.5%
• Equity multiple: 0.76×
• Total profit: $-16,499
• Equity at exit: $21,615

Cash invested: $70,000 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,185 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$50 /mo · $606/yr
• Insurance: −$104
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $138

Break-even live

Break-even rent $2,010

Max offer price $250,000

Occupancy floor 89%

Sensitivity live

Price	-10% $280	-5% $209	+0% $138	+5% $68	+10% $-3
Rent	-10% $-34	-5% $52	+0% $138	+5% $225	+10% $311
Rate	-1.0pp $264	-0.5pp $202	base $138	+0.5pp $74	+1.0pp $8

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5220 Jerry Ave Pahrump, NV	4.0	2.0	2356	$2,140	$0.91	45d	1	0.78mi

Listing history 16 events

1. 2026-06-19
   days on market $250,000 Active 77 DOM
2. 2026-06-18
   days on market $250,000 Active 76 DOM
3. 2026-06-17
   days on market $250,000 Active 75 DOM
4. 2026-06-16
   days on market $250,000 Active 74 DOM
5. 2026-06-15
   days on market $250,000 Active 73 DOM
6. 2026-06-14
   days on market $250,000 Active 71 DOM
7. 2026-06-12
   days on market $250,000 Active 70 DOM
8. 2026-06-09
   days on market $250,000 Active 67 DOM
9. 2026-06-08
   days on market $250,000 Active 66 DOM
10. 2026-06-07
    days on market $250,000 Active 65 DOM
11. 2026-06-03
    days on market $250,000 Active 61 DOM
12. 2026-06-02
    days on market $250,000 Active 60 DOM
13. 2026-06-01
    days on market $250,000 Active 59 DOM
14. 2026-05-31
    days on market $250,000 Active 58 DOM
15. 2026-05-30
    days on market $250,000 Active 57 DOM
16. 2026-04-03
    listed $250,000 Active 603-char remark

    Show marketing remark (603 chars)

    Opportunity knocks with this investor special or perfect fixer upper! Unlock the potential in this value-packed home sitting on over 1 acre of land. Ideal for buyers with vision looking to customize and create their own dream space. Enter to an open floor plan with cozy wood-burning fireplace. Spacious kitchen features double oven and plenty of room for cooking and entertaining. Generously sized bedrooms and large bathrooms. Large front porch deck is a plus and a second additional deck on the east facing side of the home. Well and Septic. Home not converted to real property, cash buyers only.

ⓘ 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: $606 · $50/mo
• Projected year-2 tax: $1,475 · $123/mo
• Expected delta: +$869/yr (+$72/mo · 143.4%)

ⓘ 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 · 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: $26,225
• − Mortgage interest: −$14,004
• − Property taxes: −$606
• − Insurance: −$2,718
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$7,273
• Taxable loss: −$2,571
• Est. tax savings @ 24.0%: +$617
• After-tax cash flow: $2,279/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

1 event — show timeline

• 2026-04-03 Listed $250,000 GLVAR

Property tax history

+1.5%/yr

Latest (2025): $606 · +3.7% YoY. Source: county tax records.