4760 E Mcgraw Rd · Pahrump, NV 89061

$270,000

3 bd · 2.0 ba · 1,510 sqft · SingleFamily public records · 48 Days on market

Built 2002 1.10 ac lot $179/sqft · 29% below area Est $382k · 29% under

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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 +15.0/15.0
• Cash flow +11.3/30.0
• Appreciation +6.4/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +2.2/10.0

Listing remarks MLS

Great split floor plan, Front Family room with Fireplace , front living room, Mbed walk-in closets, 2nd bed mirrored closets doors, Tile Floors and counters . Xtra storage , Covered patio with beautiful brick layout. Large lot with room to run. This is a must see !!! Refidgerator from garage stays. Kitchen Fridge excluded.

Key facts

• Front family room
• Split floor plan
• Separate living area

Tags

• SPLIT FLOOR PLAN
• FRONT FAMILY ROOM
• SEPARATE LIVING AREA
• TILE FLOORING
• MIRRORED CLOSET DOORS
• PRIMARY SUITE

Property features AI

Exterior

• Parking: Attached private garage with inside entrance; 2 garage spaces
• Utilities: Cable available; Septic available; septic tank installed; Private well water; Photovoltaics: none
• Home design: Single-family home; One story; Faces south; Resale condition
• Construction: Tile roof; Drywall construction
• Exterior features: Handicap accessible; Covered patio; Private yard; Back yard; Desert landscaping; Landscaped

Interior

• Kitchen: Breakfast bar/counter; Tile countertops; Electric range; Garbage disposal
• Bedrooms: Three possible bedrooms; Bedroom 2 (13x11); Bedroom 3 (11x11); Primary suite with walk-in closet (18x10)
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: Two full bathrooms; Bathroom with tub/shower combo
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Unfurnished; Bedroom on main level; Primary bedroom downstairs; Wood-burning fireplace in family room
• Laundry & utility: Electric dryer hookup; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (27.3% below list).
• Recommended offer: $196k (27.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: 281 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes.
• This rent runs 30% 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 $9k of equity ($2k loan paydown + $8k 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $50k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,163 (27.3% 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. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.73% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 11.5

CMA / ARV

• ARV (median comp): $381,517
• List price: $270,000
• Delta: -29.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4981 E Pawnee Pl	0.45mi	3/2.0	1,623 (+8%)	11mo	$352,000	$217	58
5061 E Kellogg Rd	0.45mi	3/2.0	1,624 (+8%)	13mo	$406,000	$250	56
4871 E Navajo Blvd	0.20mi	2/2.0 (-1)	1,368 (-9%)	20mo	$235,000	$172	53
4160 E Navajo Blvd	0.62mi	3/3.0	1,516 (+0%)	19mo	$297,000	$196	50
4881 E Stoneham St	0.57mi	3/2.0	1,686 (+12%)	16mo	$339,900	$202	40
6800 Stubblefield Dr	0.70mi	3/2.0	1,640 (+9%)	18mo	$340,000	$207	38
4330 Turner Blvd	0.74mi	3/2.0	1,698 (+12%)	12mo	$339,000	$200	34

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: 5.4%
• Equity multiple: 1.31×
• Total profit: $23,208
• Equity at exit: $118,140

10-year hold

• IRR: 8.5%
• Equity multiple: 2.26×
• Total profit: $94,972
• Equity at exit: $179,570

Cash invested: $75,600 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,962 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$118 /mo · $1,413/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-96

Break-even live

Break-even rent $2,084

Max offer price $252,959

Occupancy floor 100%

Sensitivity live

Price	-10% $56	-5% $-20	+0% $-96	+5% $-173	+10% $-249
Rent	-10% $-251	-5% $-174	+0% $-96	+5% $-19	+10% $59
Rate	-1.0pp $40	-0.5pp $-28	base $-96	+0.5pp $-166	+1.0pp $-238

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4361 Laute Dr Unit 1 Pahrump, NV	2.0	2.0	1856	$925	$0.50	45d	1	1.03mi

Listing history 19 events

1. 2026-06-12
   statusdays on market $270,000 Pending 48 DOM
2. 2026-06-09
   days on market $270,000 Active 46 DOM
3. 2026-06-08
   days on market $270,000 Active 45 DOM
4. 2026-06-07
   days on market $270,000 Active 44 DOM
5. 2026-06-03
   days on market $270,000 Active 40 DOM
6. 2026-06-02
   days on market $270,000 Active 39 DOM
7. 2026-06-01
   days on market $270,000 Active 38 DOM
8. 2026-05-31
   days on market $270,000 Active 37 DOM
9. 2026-05-30
   days on market $270,000 Active 36 DOM
10. 2026-05-16
    price $270,000 886-char remark
11. 2026-04-24
    listed $320,000 Active 886-char remark
12. 2026-02-10
    soldstatus $242,789
13. 2013-02-28
    soldstatus $94,900 Sold 324-char remark

    Show marketing remark (324 chars)

    Great split floor plan, Front Family room with Fireplace , front living room, Mbed walk-in closets, 2nd bed mirrored closets doors, Tile Floors and counters . Xtra storage , Covered patio with beautiful brick layout. Large lot with room to run. This is a must see !!! Refidgerator from garage stays. Kitchen Fridge excluded.

14. 2013-02-28
    soldstatus $94,900

    Show marketing remark (324 chars)

    Great split floor plan, Front Family room with Fireplace , front living room, Mbed walk-in closets, 2nd bed mirrored closets doors, Tile Floors and counters . Xtra storage , Covered patio with beautiful brick layout. Large lot with room to run. This is a must see !!! Refidgerator from garage stays. Kitchen Fridge excluded.

15. 2012-10-10
    historical Contingent Offer 324-char remark

    Show marketing remark (324 chars)

    Great split floor plan, Front Family room with Fireplace , front living room, Mbed walk-in closets, 2nd bed mirrored closets doors, Tile Floors and counters . Xtra storage , Covered patio with beautiful brick layout. Large lot with room to run. This is a must see !!! Refidgerator from garage stays. Kitchen Fridge excluded.

16. 2012-09-28
    price $94,900 324-char remark

    Show marketing remark (324 chars)

    Great split floor plan, Front Family room with Fireplace , front living room, Mbed walk-in closets, 2nd bed mirrored closets doors, Tile Floors and counters . Xtra storage , Covered patio with beautiful brick layout. Large lot with room to run. This is a must see !!! Refidgerator from garage stays. Kitchen Fridge excluded.

17. 2012-09-20
    listed $104,900 Exclusive Right 324-char remark

    Show marketing remark (324 chars)

    Great split floor plan, Front Family room with Fireplace , front living room, Mbed walk-in closets, 2nd bed mirrored closets doors, Tile Floors and counters . Xtra storage , Covered patio with beautiful brick layout. Large lot with room to run. This is a must see !!! Refidgerator from garage stays. Kitchen Fridge excluded.

18. 2004-04-09
    soldstatus $150,500
19. 2002-06-14
    soldstatus $15,000

ⓘ 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: $1,413 · $118/mo
• Projected year-2 tax: $1,593 · $133/mo
• Expected delta: +$180/yr (+$15/mo · 12.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 17 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: $23,540
• − Mortgage interest: −$15,124
• − Property taxes: −$1,413
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − Depreciation: −$7,855
• Taxable loss: −$5,968
• Est. tax savings @ 24.0%: +$1,432
• After-tax cash flow: $275/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

+1700.0% since first listed

11 events — show timeline

• 2026-06-12 Pending — GLVAR
• 2026-05-16 Price Changed $270,000 GLVAR
• 2026-04-24 Listed $320,000 GLVAR
• 2026-02-10 Sold (Public Records) $242,789 Public Records
• 2013-02-28 Sold (Public Records) $94,900 Public Records
• 2013-02-28 Sold (MLS) $94,900 GLVAR
• 2012-10-10 Contingent — GLVAR
• 2012-09-28 Price Changed $94,900 GLVAR
• 2012-09-20 Listed $104,900 GLVAR
• 2004-04-09 Sold (Public Records) $150,500 Public Records
• 2002-06-14 Sold (Public Records) $15,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $1,413 · +13.0% YoY. Source: county tax records.