2751 Ambler Way · Pahrump, NV 89060

$189,999

4 bd · 2.0 ba · 1,512 sqft · Manufactured · 216 Days on market

Built 1980 1.10 ac lot $126/sqft · 36% below area Est $296k · 36% under

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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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.2/10.0
• 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

Welcome to wide-open space and endless possibilities in Pahrump Valley! This 4-bedroom, 2-bath home sits on over an acre and includes a private well, offering the perfect canvas to create your dream property. With a little love, you can transform this home into something truly special while enjoying peaceful surroundings and room to live the lifestyle you want. Take a look with your Realtor.

Key facts

• 1.1 acre lot
• Garage
• Built 1980

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: 655 active listings in the ZIP.
• At $2,122/mo this rent would consume 51% 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 $1k of loan paydown is wiped out by about $6k 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 216 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $18k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $97k; list at $190k implies a 96% gain — meaningful room to come down on a strong offer.

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 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.12% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.77%
• DSCR: 1.57
• GRM: 7.5

CMA / ARV

• ARV (median comp): $296,331
• List price: $189,999
• Delta: -35.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2281 Ambler Way	0.47mi	3/2.0 (-1)	1,501 (-1%)	0mo	$275,000	$183	71
2881 Palm Dr	0.20mi	3/2.0 (-1)	1,536 (+2%)	19mo	$240,000	$156	67
2620 Ambler Way	0.14mi	3/2.0 (-1)	1,344 (-11%)	17mo	$265,000	$197	56
2681 Tonya Dr	0.62mi	3/2.0 (-1)	1,568 (+4%)	8mo	$303,000	$193	53

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-2,546
• Equity at exit: $28,329

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $34,101
• Equity at exit: $16,428

Cash invested: $53,200 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,122 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$35 /mo · $419/yr
• Insurance: −$79
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $444

Break-even live

Break-even rent $1,560

Max offer price $189,999

Occupancy floor 74%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $189,999 Active 216 DOM
2. 2026-06-18
   days on market $189,999 Active 215 DOM
3. 2026-06-17
   days on market $189,999 Active 214 DOM
4. 2026-06-16
   days on market $189,999 Active 213 DOM
5. 2026-06-15
   days on market $189,999 Active 212 DOM
6. 2026-06-14
   days on market $189,999 Active 210 DOM
7. 2026-06-12
   days on market $189,999 Active 209 DOM
8. 2026-06-09
   days on market $189,999 Active 206 DOM
9. 2026-06-08
   days on market $189,999 Active 205 DOM
10. 2026-06-07
    days on market $189,999 Active 204 DOM
11. 2026-06-03
    days on market $189,999 Active 200 DOM
12. 2026-06-03
    remarks 628-char remark
13. 2026-06-02
    days on market $189,999 Active 199 DOM
14. 2026-06-01
    days on market $189,999 Active 198 DOM
15. 2026-05-31
    days on market $189,999 Active 197 DOM
16. 2026-05-30
    days on market $189,999 Active 196 DOM
17. 2026-05-18
    price $189,999 394-char remark

    Show marketing remark (394 chars)

    Welcome to wide-open space and endless possibilities in Pahrump Valley! This 4-bedroom, 2-bath home sits on over an acre and includes a private well, offering the perfect canvas to create your dream property. With a little love, you can transform this home into something truly special while enjoying peaceful surroundings and room to live the lifestyle you want. Take a look with your Realtor.

18. 2026-04-10
    price $199,999 394-char remark

    Show marketing remark (394 chars)

    Welcome to wide-open space and endless possibilities in Pahrump Valley! This 4-bedroom, 2-bath home sits on over an acre and includes a private well, offering the perfect canvas to create your dream property. With a little love, you can transform this home into something truly special while enjoying peaceful surroundings and room to live the lifestyle you want. Take a look with your Realtor.

19. 2026-04-01
    price $207,500 394-char remark

    Show marketing remark (394 chars)

    Welcome to wide-open space and endless possibilities in Pahrump Valley! This 4-bedroom, 2-bath home sits on over an acre and includes a private well, offering the perfect canvas to create your dream property. With a little love, you can transform this home into something truly special while enjoying peaceful surroundings and room to live the lifestyle you want. Take a look with your Realtor.

20. 2025-11-15
    listed $208,000 Active 394-char remark

    Show marketing remark (394 chars)

    Welcome to wide-open space and endless possibilities in Pahrump Valley! This 4-bedroom, 2-bath home sits on over an acre and includes a private well, offering the perfect canvas to create your dream property. With a little love, you can transform this home into something truly special while enjoying peaceful surroundings and room to live the lifestyle you want. Take a look with your Realtor.

21. 2025-11-03
    historical $208,000 394-char remark

    Show marketing remark (394 chars)

    Welcome to wide-open space and endless possibilities in Pahrump Valley! This 4-bedroom, 2-bath home sits on over an acre and includes a private well, offering the perfect canvas to create your dream property. With a little love, you can transform this home into something truly special while enjoying peaceful surroundings and room to live the lifestyle you want. Take a look with your Realtor.

22. 2016-02-27
    historical
23. 2015-05-18
    listed $85,500 Exclusive Right
24. 2004-06-23
    soldstatus $97,000

ⓘ 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: $419 · $35/mo
• Projected year-2 tax: $1,121 · $93/mo
• Expected delta: +$702/yr (+$59/mo · 167.7%)

ⓘ 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 8 d/yr ≥103°F today · 20 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: $25,465
• − Mortgage interest: −$10,643
• − Property taxes: −$419
• − Insurance: −$2,417
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − Depreciation: −$5,527
• Taxable income: $2,384
• Est. tax owed @ 24.0%: −$572
• After-tax cash flow: $4,752/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

+95.9% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $189,999 GLVAR
• 2026-04-10 Price Changed $199,999 GLVAR
• 2026-04-01 Price Changed $207,500 GLVAR
• 2025-11-15 Listed $208,000 GLVAR
• 2025-11-03 Coming Soon $208,000 GLVAR
• 2016-02-27 Listing Removed — GLVAR
• 2015-05-18 Listed $85,500 GLVAR
• 2004-06-23 Sold (Public Records) $97,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $419 · +16.3% YoY. Source: county tax records.