7921 Wildhorse Rd · Pahrump, NV 89061

$125,000

3 bd · 2.0 ba · 1,455 sqft · Manufactured public records · 7 Days on market

Built 1984 1.14 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

Investor Special in Pahrump! This 3 bedroom manufactured home sits on an acre plus with a private well and septic and is ready for your vision. In need of significant TLC, this property is perfect for investors, contractors, flippers, or buyers looking for a renovation project with upside potential. The property includes a detached 2-car metal garage and offers plenty of space for RV parking, recreational toys, animals, future workshops, or additional improvements. Enjoy beautiful mountain views and no HOA restrictions. Lots of endless possibilities, this property offers the opportunity to create your ideal rural retreat, rental property, or investment in growing Pahrump. Property is being

Key facts

• Rv parking
• Private well
• No hoa restrictions

Tags

• PRIVATE WELL
• DETACHED 2-CAR METAL GARAGE
• RV PARKING
• MOUNTAIN VIEWS
• NO HOA RESTRICTIONS

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Detached garage; 2 garage spaces; Private parking with RV potential and RV access/parking
• Utilities: Electricity available; Private well water; Septic system available/installed
• Home design: Single-story home; Faces west; Resale property
• Construction: Composition/shingle roof; Mobile home dimensions noted: 60 ft by 24 ft
• Exterior features: Private yard; Pasture/partial fencing; One to five acre lot (1.14 acres); Horses permitted (zoned for single family and horses)

Interior

• Kitchen: Kitchen with breakfast bar/counter
• Bedrooms: 3 possible bedrooms (includes a downstairs bedroom measuring 10 x 10)
• Flooring: Linoleum; Vinyl
• Bathrooms: Two three-quarter bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Unfurnished; Primary bedroom on the downstairs level; Wood-burning fireplace in the family room; Linoleum and vinyl flooring; Total of 4 rooms
• Laundry & utility: Laundry room with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $774 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 13.7% 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 $4k of equity ($864 loan paydown + $3k 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.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.56% ✓
• Cap rate: 13.72%
• Cash-on-cash: 26.53%
• DSCR: 2.18
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $293,910
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7950 Wildhorse Rd	0.06mi	2/2.0 (-1)	1,280 (-12%)	3mo	$80,000	$63	70
4361 Martin Ave	0.75mi	3/2.0	1,545 (+6%)	3mo	$366,000	$237	52
3350 E Turner Blvd	0.56mi	2/2.0 (-1)	1,311 (-10%)	2mo	$134,500	$103	51
4201 E Paiute Blvd	0.73mi	3/2.0	1,474 (+1%)	20mo	$325,700	$221	47
7931 Jane	0.61mi	4/2.0 (+1)	1,560 (+7%)	10mo	$315,000	$202	46
4161 E Mcgraw Rd	0.58mi	2/2.0 (-1)	1,292 (-11%)	5mo	$240,000	$186	45
3830 E Mcgraw Rd	0.59mi	3/2.0	1,625 (+12%)	12mo	$285,000	$175	44
3460 Savoy Blvd	0.64mi	3/2.0	1,310 (-10%)	22mo	$270,000	$206	35

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: 32.1%
• Equity multiple: 2.80×
• Total profit: $62,901
• Equity at exit: $54,694

10-year hold

• IRR: 32.6%
• Equity multiple: 5.47×
• Total profit: $156,598
• Equity at exit: $83,134

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 89061

• Home prices YoY: 1.1%
• Active inventory: 281
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,952 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $774

Break-even live

Break-even rent $972

Max offer price $125,000

Occupancy floor 55%

Sensitivity live

Price	-10% $845	-5% $809	+0% $774	+5% $739	+10% $703
Rent	-10% $620	-5% $697	+0% $774	+5% $851	+10% $928
Rate	-1.0pp $837	-0.5pp $806	base $774	+0.5pp $742	+1.0pp $709

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
4361 Laute Dr Unit 1 Pahrump, NV	2.0	2.0	1856	$925	$0.50	44d	1	0.66mi

Listing history 7 events

1. 2026-06-19
   days on market $125,000 Active 7 DOM
2. 2026-06-18
   days on market $125,000 Active 6 DOM
3. 2026-06-17
   days on market $125,000 Active 5 DOM
4. 2026-06-16
   days on market $125,000 Active 4 DOM
5. 2026-06-15
   days on market $125,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $125,000 Active 1 DOM

ⓘ 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: $725 · $60/mo
• Projected year-2 tax: $738 · $61/mo
• Expected delta: +$12/yr (+$1/mo · 1.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 16 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: $23,422
• − Mortgage interest: −$7,002
• − Property taxes: −$725
• − Insurance: −$625
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − Depreciation: −$3,636
• Taxable income: $7,686
• Est. tax owed @ 24.0%: −$1,845
• After-tax cash flow: $7,443/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

1 event — show timeline

• 2026-06-12 Listed $125,000 GLVAR

Property tax history

-2.1%/yr

Latest (2025): $725 · +3.6% YoY. Source: county tax records.