4454 La Grancia Ct · Pahrump, NV 89061

$324,900

3 bd · 2.0 ba · 1,988 sqft · SingleFamily public records · 50 Days on market

Built 2014 6,970 sqft lot $163/sqft · at area comps Est $341k · at est. $115/mo HOA · 5% of rent ↓ 5% since listing

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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 +9.6/15.0
• Cash flow +8.0/30.0
• Appreciation +6.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +2.0/10.0
• DSCR +2.0/10.0

Listing remarks

Nice 1 story home with 3 bedrooms and 2 baths located in the master planned community of Mountain Falls in the town of Pahrump. The community includes a golf course and a clubhouse. Inviting floor plan! The kitchen features an island, granite countertops, and a pantry. This home also includes a rear covered patio and the primary bathroom has a separate shower and bathtub. Show today! All figures and measurements are only approximate. Buyer is to verify schools, HOA, measurements and utilities.

Key facts

• 6,970 sq ft lot
• 2 garage spots
• Built 2014

Property features AI

Finance

• Other: Zoned for single family
• HOA & community: Homeowners association (Mountain Falls); Monthly HOA fee of $115; HOA covers association management; Community amenities include clubhouse and golf course

Exterior

• Parking: Attached finished private garage with inside entrance and garage door opener; 2 garage spaces
• Utilities: Electricity available; Public water; Public sewer; No photovoltaics
• Home design: Single-story single family home; Faces east; Resale property; Tile roof
• Construction: Tile roof; Resale construction
• Exterior features: Covered patio; Patio; Block fencing in back yard; Landscaped yard with rocks; Paved road access; Less than quarter acre lot

Interior

• Kitchen: Granite countertops; Kitchen island; Breakfast bar/counter; Pantry; Disposal; Microwave
• Bedrooms: 4 possible bedrooms; Bedroom sizes include 17x14 (primary with ceiling fan and walk-in closet), 11x10, 10x10
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; Features include double sink, separate shower, and separate tub
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Unfurnished; None (no additional interior features listed)
• Laundry & utility: Laundry room with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-333 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (30.0% below list).
• Recommended offer: $227k (30.0% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes.
• This rent runs 35% 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 $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 50 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 4→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,366 (30.0% 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 50 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.39%
• DSCR: 0.80
• GRM: 11.9

CMA / ARV

• ARV (median comp): $341,058
• List price: $324,900
• Delta: -4.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4886 Monte Penne Way	0.18mi	3/2.0	2,006 (+1%)	2mo	$430,000	$214	88
5519 Eleganza Ave	0.47mi	3/2.5	2,043 (+3%)	1mo	$435,000	$213	71
4830 Lorenzo Way	0.24mi	3/2.0	1,757 (-12%)	1mo	$299,900	$171	69
4347 La Romita St	0.52mi	3/2.0	2,083 (+5%)	1mo	$390,000	$187	67
5490 E San Pietro Dr	0.47mi	3/2.0	1,756 (-12%)	4mo	$422,900	$241	56
5728 Badlands Ln	0.66mi	3/2.0	2,190 (+10%)	0mo	$474,950	$217	52
5696 E Badlands Ln	0.61mi	3/2.0	2,190 (+10%)	6mo	$465,500	$213	50
5720 E Badlands Ln	0.64mi	4/3.0 (+1)	2,150 (+8%)	0mo	$464,950	$216	47
5745 Badlands Ln	0.68mi	3/2.0	2,250 (+13%)	0mo	$489,950	$218	46
4324 Angel Falls Ct	0.70mi	4/3.0 (+1)	2,150 (+8%)	2mo	$439,950	$205	43
5661 E Fiore Dr	0.75mi	4/2.0 (+1)	2,245 (+13%)	0mo	$400,000	$178	38
4341 S Angel Falls Ct	0.67mi	4/2.0 (+1)	2,250 (+13%)	5mo	$464,950	$207	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: 2.8%
• Equity multiple: 1.16×
• Total profit: $14,210
• Equity at exit: $142,162

10-year hold

• IRR: 6.3%
• Equity multiple: 1.93×
• Total profit: $84,925
• Equity at exit: $216,082

Cash invested: $90,972 (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: 11.9×

Monthly cashflow live

• Estimated rent: $2,274 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$175 /mo · $2,098/yr
• Insurance: −$135
• HOA: −$115
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-333

Break-even live

Break-even rent $2,695

Max offer price $266,100

Occupancy floor —

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5190 Lignum Ave Pahrump, NV	2.0	2.0	1833	$2,100	$1.15	18d	1	0.16mi
5485 San Pietro Dr Pahrump, NV	3.0	2.0	1533	$2,200	$1.44	23d	1	0.48mi
5406 Carrara Pointe St Pahrump, NV	3.0	2.0	1772	$2,000	$1.13	8d	1	0.55mi
4921 Novelli Pl Pahrump, NV	3.0	2.0	1451	$2,050	$1.41	44d	1	0.70mi
4881 Castello Way Pahrump, NV	3.0	2.0	1772	$2,035	$1.15	20d	1	0.70mi
5776 E Badlands Ln Pahrump, NV	3.0	2.0	1681	$1,995	$1.19	23d	1	0.73mi
5819 E Badlands Ln Pahrump, NV	4.0	2.0	2058	$2,200	$1.07	2d	1	0.76mi
5720 Al Fresco Ave Pahrump, NV	3.0	2.0	2245	$2,350	$1.05	23d	1	0.84mi
5980 Drosetta Ave Pahrump, NV	2.0	2.0	1511	$2,195	$1.45	23d	1	0.95mi

HOA detail

• Monthly dues: $115 · $1,380/yr

Listing history 16 events

1. 2026-06-19
   days on market $324,900 Active 50 DOM
2. 2026-06-18
   days on market $324,900 Active 49 DOM
3. 2026-06-17
   days on market $324,900 Active 48 DOM
4. 2026-06-16
   days on market $324,900 Active 47 DOM
5. 2026-06-15
   days on market $324,900 Active 46 DOM
6. 2026-06-14
   days on market $324,900 Active 44 DOM
7. 2026-06-12
   days on market $324,900 Active 43 DOM
8. 2026-06-09
   days on market $324,900 Active 40 DOM
9. 2026-06-08
   days on market $324,900 Active 39 DOM
10. 2026-06-07
    days on market $324,900 Active 38 DOM
11. 2026-06-03
    days on market $324,900 Active 34 DOM
12. 2026-06-02
    days on market $324,900 Active 33 DOM
13. 2026-06-01
    pricedays on market $324,900 Active 32 DOM
14. 2026-05-31
    days on market $342,000 Active 31 DOM
15. 2026-05-30
    days on market $342,000 Active 30 DOM
16. 2026-04-30
    listed $342,000 Active 498-char remark

ⓘ 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: $2,098 · $175/mo
• Projected year-2 tax: $2,098 · $175/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 4 d/yr ≥102°F today · 10 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,284
• − Mortgage interest: −$18,199
• − Property taxes: −$2,098
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,183
• − Management: −$2,183
• − HOA: −$1,380
• − Depreciation: −$9,452
• Taxable loss: −$9,835
• Est. tax savings @ 24.0%: +$2,360
• After-tax cash flow: $-1,634/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

-5.0% since first listed

2 events — show timeline

• 2026-06-01 Price Changed $324,900 GLVAR
• 2026-04-30 Listed $342,000 GLVAR

Property tax history

+3.3%/yr

Latest (2025): $2,098 · +3.2% YoY. Source: county tax records.