1301 E Manse Rd · Pahrump, NV 89048

$125,000

2 bd · 2.0 ba · 845 sqft · Manufactured · 23 Days on market

Built 1977 1.10 ac lot Est $155k · 20% under

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.3/10.0
• 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

Enjoy stunning mountain views from this 1.1 acre fully fenced property with endless potential! Utilities are already at the property, making it an opportunity to create a weekend getaway, or possible investment opportunity. The property includes RV gates and parking, plus a manufactured home that could use a little TLC. A storage shed provides extra space for tools, equipment, or outdoor gear. With wide open space, privacy, and beautiful desert scenery, this property offers a great opportunity to create your own retreat.

Key facts

• Desert scenery
• Rv gates
• Storage shed

Tags

• MOUNTAIN VIEWS
• FULLY FENCED PROPERTY
• RV GATES
• STORAGE SHED
• WIDE OPEN SPACE
• DESERT SCENERY

Property features AI

Finance

• Other: Lot is approximately 1.1 acres with one to five acres setting, desert landscaping and landscaped areas; Zoned for single family; Horses allowed

Exterior

• Parking: Private garage; RV gated area with RV access/parking
• Utilities: Electricity available; Septic available / Septic tank; Private well water
• Home design: Single-story; Faces east; Resale property
• Construction: Composition shingle roof; Resale construction
• Exterior features: Outbuilding(s); Covered patio; Patio; Chain link fencing (full)

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 2 possible bedrooms; One bedroom listed as 10x10 with closet; Another bedroom area listed as 11x11 with closet
• Flooring: Linoleum; Vinyl
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Has cooling; Electric cooling; Window unit(s)
• Interior features: Unfurnished; Bedroom on main level; Primary bedroom downstairs; No additional interior features listed
• Laundry & utility: Electric dryer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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, 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; 1 comparable units currently listed for rent nearby.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 23 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.03% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.35%
• DSCR: 1.42
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $155,480
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1730 E Heritage Dr	0.61mi	2/2.0	924 (+9%)	9mo	$170,000	$184	49

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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-11,008
• Equity at exit: $18,638

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,408
• Equity at exit: $10,808

Cash invested: $35,000 (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 89048

• Home prices YoY: -7.2%
• Rents YoY: 2.7%
• Active inventory: 1116
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$40 /mo · $477/yr
• Insurance: −$52
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $150

Break-even live

Break-even rent $1,101

Max offer price $125,000

Occupancy floor 83%

Sensitivity live

Price	-10% $221	-5% $186	+0% $150	+5% $115	+10% $80
Rent	-10% $48	-5% $99	+0% $150	+5% $201	+10% $252
Rate	-1.0pp $213	-0.5pp $182	base $150	+0.5pp $118	+1.0pp $85

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3690 Pahrump Valley Blvd Pahrump, NV	3.0	1.0	1002	$1,500	$1.50	44d	1	1.40mi

Listing history 19 events

1. 2026-06-19
   days on market $125,000 Active 23 DOM
2. 2026-06-18
   days on market $125,000 Active 22 DOM
3. 2026-06-17
   days on market $125,000 Active 21 DOM
4. 2026-06-16
   days on market $125,000 Active 20 DOM
5. 2026-06-15
   days on market $125,000 Active 19 DOM
6. 2026-06-14
   days on market $125,000 Active 17 DOM
7. 2026-06-13
   price $125,000 Active 16 DOM
8. 2026-06-12
   days on market $135,000 Active 16 DOM
9. 2026-06-09
   days on market $135,000 Active 13 DOM
10. 2026-06-08
    days on market $135,000 Active 12 DOM
11. 2026-06-07
    days on market $135,000 Active 11 DOM
12. 2026-06-03
    days on market $135,000 Active 7 DOM
13. 2026-06-02
    days on market $135,000 Active 6 DOM
14. 2026-06-01
    days on market $135,000 Active 5 DOM
15. 2026-05-31
    days on market $135,000 Active 4 DOM
16. 2026-05-30
    days on market $135,000 Active 3 DOM
17. 2026-05-25
    listed $135,000 Active
18. 2026-05-24
    historical
19. 2026-05-12
    listed $125,000 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: $477 · $40/mo
• Projected year-2 tax: $738 · $61/mo
• Expected delta: +$260/yr (+$22/mo · 54.6%)

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone AO · 6% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥103°F today · 15 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: $15,493
• − Mortgage interest: −$7,002
• − Property taxes: −$477
• − Insurance: −$2,092
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$3,636
• Taxable loss: −$194
• Est. tax savings @ 24.0%: +$46
• After-tax cash flow: $1,850/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

+8.0% since first listed

3 events — show timeline

• 2026-05-25 Listed $135,000 GLVAR
• 2026-05-24 Listing Removed — GLVAR
• 2026-05-12 Listed $125,000 GLVAR

Property tax history

-0.7%/yr

Latest (2025): $477 · +3.8% YoY. Source: county tax records.