3231 Paiute Blvd · Pahrump, NV 89061

$325,000

4 bd · 2.0 ba · 1,539 sqft · Manufactured public records · 26 Days on market

Manufactured home Built 1999 1.10 ac lot Est $294k · 11% over

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Why this score? — see what drove the F 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 +6.7/30.0
• Appreciation +6.4/10.0
• Livability +3.4/5.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• DSCR +0.9/10.0
• 1% rule +0.5/10.0

Listing remarks MLS

NICE 4 BEDROOM 2 BATH HOME LOCATED ON THE SOUTH SIDE OF TOWN. LARGE MASTER WITH CEILING FAN & LIGHT * LIVING ROOM HAS A CEILING FAN & LIGHT ALSO IN THE DINING AREA * 2ND & 3RD BEDROOMS HAVE CEILING FANS & LIGHTS ALSO * 2 CAR GARAGE ALLON 1.1 ACRE LOT * ON WELL & SEPTIC * CIRCULAR DRIVEWAY

Key facts

• Re-1 zoning
• Mud room area
• Updated cabinetry

Tags

• RE-1 ZONING
• UPDATED CABINETRY
• MAIN-FLOOR LAUNDRY
• MUD ROOM AREA
• MOUNTAIN AND DESERT VIEWS
• COVERED METAL PORCHES

Property features AI

Finance

• Other: Solar screens (energy efficient feature)

Exterior

• Parking: Detached garage; 2-car garage; Open and private parking; RV access/parking
• Utilities: Electricity available; Private well water; Septic system
• Home design: Single-story residence; North-facing; Resale property; Manufactured/mobile dimensions approximately 112' x 27'
• Construction: Wood siding; Asphalt roof; Resale construction
• Exterior features: Covered patio; Patio; Circular driveway; Landscaped grounds with rock accents; One to five acre parcel; Horses permitted

Interior

• Kitchen: Breakfast bar/counter; Pantry; Quartz countertops; Electric range; Garbage disposal
• Bedrooms: Up to 4 bedrooms; Primary bedroom with walk-in closet and private bath separation; Secondary bedrooms with ceiling fans, ceiling lights and closets; one with mirrored door
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Blinds and window treatments; Skylights; Ceiling fans
• Laundry & utility: Main-level laundry with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $325k.

Deal economics

• At list price, monthly cash flow is $-523 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (28.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (45.3% below list).
• Recommended offer: $178k (45.3% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.4% in Pahrump — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Hafen Elementary School (math 23% / reading 36%, grade F, #195 of 402 statewide, top 53%, 440 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: 285 active listings in the ZIP; solid renter incomes.

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k 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 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $190k; list at $325k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $177,925 (45.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.55% ✗
• Cap rate: 4.36%
• Cash-on-cash: -6.90%
• DSCR: 0.69
• GRM: 15.2

CMA / ARV

• ARV (on-the-fly): $293,949
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3431 Navajo Blvd	0.22mi	3/2.0 (-1)	1,520 (-1%)	8mo	$275,000	$181	76
3300 E Navajo Blvd	0.19mi	3/3.0 (-1)	1,320 (-14%)	8mo	$262,000	$198	52
3830 E Mcgraw Rd	0.59mi	3/2.0 (-1)	1,625 (+6%)	12mo	$285,000	$175	48
3031 E Navajo Blvd	0.22mi	3/2.0 (-1)	1,310 (-15%)	20mo	$250,000	$191	43
3460 Savoy Blvd	0.29mi	3/2.0 (-1)	1,310 (-15%)	22mo	$270,000	$206	38

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $1,961
• Equity at exit: $142,206

10-year hold

• IRR: 4.3%
• Equity multiple: 1.64×
• Total profit: $58,138
• Equity at exit: $216,149

Cash invested: $91,000 (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 89061

• Home prices YoY: 1.1%
• Active inventory: 285
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $1,779 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$89 /mo · $1,070/yr
• Insurance: −$135
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-523

Break-even live

Break-even rent $2,442

Max offer price $232,556

Occupancy floor —

Sensitivity live

Price	-10% $-339	-5% $-431	+0% $-523	+5% $-615	+10% $-707
Rent	-10% $-664	-5% $-594	+0% $-523	+5% $-453	+10% $-383
Rate	-1.0pp $-360	-0.5pp $-441	base $-523	+0.5pp $-608	+1.0pp $-693

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-22
   days on market $325,000 Active 26 DOM
2. 2026-06-19
   days on market $325,000 Active 23 DOM
3. 2026-06-18
   price $325,000 Active 22 DOM
4. 2026-06-18
   days on market $329,900 Active 22 DOM
5. 2026-06-17
   days on market $329,900 Active 21 DOM
6. 2026-06-16
   days on market $329,900 Active 20 DOM
7. 2026-06-15
   days on market $329,900 Active 19 DOM
8. 2026-06-14
   days on market $329,900 Active 17 DOM
9. 2026-06-12
   days on market $329,900 Active 16 DOM
10. 2026-06-09
    days on market $329,900 Active 13 DOM
11. 2026-06-08
    days on market $329,900 Active 12 DOM
12. 2026-06-07
    days on market $329,900 Active 11 DOM
13. 2026-06-03
    days on market $329,900 Active 7 DOM
14. 2026-06-02
    days on market $329,900 Active 6 DOM
15. 2026-06-01
    days on market $329,900 Active 5 DOM
16. 2026-05-31
    days on market $329,900 Active 4 DOM
17. 2026-05-30
    days on market $329,900 Active 3 DOM
18. 2026-05-27
    listed $329,900 Active
19. 2025-11-12
    listed $190,000
20. 2025-11-12
    soldstatus $190,000
21. 2017-03-21
    soldstatus $77,900 Sold 320-char remark

    Show marketing remark (320 chars)

    NICE 4 BEDROOM 2 BATH HOME LOCATED ON THE SOUTH SIDE OF TOWN. LARGE MASTER WITH CEILING FAN & LIGHT * LIVING ROOM HAS A CEILING FAN & LIGHT ALSO IN THE DINING AREA * 2ND & 3RD BEDROOMS HAVE CEILING FANS & LIGHTS ALSO * 2 CAR GARAGE ALLON 1.1 ACRE LOT * ON WELL & SEPTIC * CIRCULAR DRIVEWAY

22. 2017-03-21
    soldstatus $77,900

    Show marketing remark (320 chars)

    NICE 4 BEDROOM 2 BATH HOME LOCATED ON THE SOUTH SIDE OF TOWN. LARGE MASTER WITH CEILING FAN & LIGHT * LIVING ROOM HAS A CEILING FAN & LIGHT ALSO IN THE DINING AREA * 2ND & 3RD BEDROOMS HAVE CEILING FANS & LIGHTS ALSO * 2 CAR GARAGE ALLON 1.1 ACRE LOT * ON WELL & SEPTIC * CIRCULAR DRIVEWAY

23. 2017-02-27
    historical Contingent Offer 320-char remark

    Show marketing remark (320 chars)

    NICE 4 BEDROOM 2 BATH HOME LOCATED ON THE SOUTH SIDE OF TOWN. LARGE MASTER WITH CEILING FAN & LIGHT * LIVING ROOM HAS A CEILING FAN & LIGHT ALSO IN THE DINING AREA * 2ND & 3RD BEDROOMS HAVE CEILING FANS & LIGHTS ALSO * 2 CAR GARAGE ALLON 1.1 ACRE LOT * ON WELL & SEPTIC * CIRCULAR DRIVEWAY

24. 2017-02-14
    listed $77,900 Active 320-char remark

    Show marketing remark (320 chars)

    NICE 4 BEDROOM 2 BATH HOME LOCATED ON THE SOUTH SIDE OF TOWN. LARGE MASTER WITH CEILING FAN & LIGHT * LIVING ROOM HAS A CEILING FAN & LIGHT ALSO IN THE DINING AREA * 2ND & 3RD BEDROOMS HAVE CEILING FANS & LIGHTS ALSO * 2 CAR GARAGE ALLON 1.1 ACRE LOT * ON WELL & SEPTIC * CIRCULAR DRIVEWAY

25. 2013-01-02
    historical
26. 2012-07-13
    historical Contingent Offer
27. 2012-06-22
    listed $50,000 Exclusive Right

ⓘ 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: $1,070 · $89/mo
• Projected year-2 tax: $1,918 · $160/mo
• Expected delta: +$848/yr (+$71/mo · 79.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥102°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: $21,351
• − Mortgage interest: −$18,205
• − Property taxes: −$1,070
• − Insurance: −$1,625
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − Depreciation: −$9,455
• Taxable loss: −$12,420
• Est. tax savings @ 24.0%: +$2,981
• After-tax cash flow: $-3,299/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

+559.8% since first listed

10 events — show timeline

• 2026-05-27 Listed $329,900 GLVAR
• 2025-11-12 Sold (Public Records) $190,000 Public Records
• 2025-11-12 Listed $190,000 GLVAR
• 2017-03-21 Sold (Public Records) $77,900 Public Records
• 2017-03-21 Sold (MLS) $77,900 GLVAR
• 2017-02-27 Contingent — GLVAR
• 2017-02-14 Listed $77,900 GLVAR
• 2013-01-02 Listing Removed — GLVAR
• 2012-07-13 Contingent — GLVAR
• 2012-06-22 Listed $50,000 GLVAR

Property tax history

-0.6%/yr

Latest (2025): $1,070 · +6.1% YoY. Source: county tax records.