51 Potter Pl · Pahrump, NV 89048

$139,900

3 bd · 2.0 ba · 1,128 sqft · Manufactured public records · 104 Days on market

Manufactured home Built 1990 3,920 sqft lot $124/sqft · 16% below area Est $166k · 16% under $30/mo HOA · 3% of rent

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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 +14.5/15.0
• Cash flow +12.9/30.0
• DSCR +3.9/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting 3-bedroom, 2-bath home offering 1,128 sq ft of living space in the sought-after Comstock Park HOA community. Surrounded by beautiful mountain views, this property provides the perfect balance of peaceful living & convenient community amenities. Inside, you’ll find a functional layout featuring a kitchen with breakfast bar, ideal for casual dining or entertaining. Step outside to a covered patio, a great spot to unwind while enjoying the scenic surroundings. Additional features include two carports for ample parking & storage shed for tools, hobbies, or extra storage. Residents of Comstock Park enjoy low HOA fees while having access to fantastic amenities including a community pool, tennis courts, playground, recreation room, clubhouse, & park areas With its welcoming atmosphere, beautiful views, & access to community facilities, this home is a wonderful opportunity to enjoy comfortable living. Don’t miss your chance to make this charming property your own.

Key facts

• Community pool
• Two carports
• Tennis courts

Tags

• MOUNTAIN VIEWS
• COVERED PATIO
• TWO CARPORTS
• STORAGE SHED
• COMMUNITY POOL
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $-10 ($-123/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (22.6% below list).
• Recommended offer: $108k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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, 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: J G Johnson Elementary School (math 12% / reading 27%, grade F, #290 of 402 statewide, top 75%, 518 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: Rents rising (+2.7%/yr); 1120 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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 104 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $25k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $140k implies a 368% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $108,233 (22.6% 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 104 days. Have you received any prior offers? Is the seller open to a 23% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.77% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 10.8

CMA / ARV

• ARV (median comp): $165,782
• List price: $139,900
• Delta: -15.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Vegas Valley Dr	0.22mi	2/2.0 (-1)	1,121 (-1%)	2mo	$185,000	$165	82
91 Wilderness Way	0.25mi	3/2.0	1,120 (-1%)	8mo	$194,900	$174	81
110 Rudy Rd	0.11mi	3/2.0	1,032 (-8%)	4mo	$166,000	$161	77
271 W Comstock Cir	0.38mi	3/2.0	1,125 (-0%)	7mo	$167,500	$149	76
61 Rudy Rd	0.08mi	3/2.0	1,264 (+12%)	1mo	$200,000	$158	76
91 W Yukon St	0.29mi	3/2.0	1,196 (+6%)	5mo	$175,000	$146	73
211 W Duck Creek Rd	0.30mi	3/2.0	1,035 (-8%)	1mo	$189,000	$183	71
230 Copper Flats Dr	0.36mi	2/2.0 (-1)	1,122 (-0%)	7mo	$110,000	$98	71
311 W Ferndell St	0.30mi	2/2.0 (-1)	1,205 (+7%)	6mo	$199,000	$165	65
1061 S Comstock Cir	0.32mi	3/2.0	1,029 (-9%)	7mo	$127,500	$124	64
261 Ellendale St	0.29mi	2/2.0 (-1)	1,012 (-10%)	7mo	$92,000	$91	59
220 Ferndell St	0.26mi	2/1.0 (-1)	960 (-15%)	5mo	$155,000	$161	50

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 · 2.73% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-23,664
• Equity at exit: $20,860

10-year hold

• IRR: -9.6%
• Equity multiple: 0.42×
• Total profit: $-22,833
• Equity at exit: $12,096

Cash invested: $39,172 (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 89048

• Home prices YoY: -7.2%
• Rents YoY: 2.7%
• Active inventory: 1120
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,082 high
• Mortgage (P&I): −$734
• Tax from tax record: −$43 /mo · $521/yr
• Insurance: −$58
• HOA: −$30
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-10

Break-even live

Break-even rent $1,095

Max offer price $138,084

Occupancy floor 96%

Sensitivity live

Price	-10% $69	-5% $29	+0% $-10	+5% $-50	+10% $-89
Rent	-10% $-96	-5% $-53	+0% $-10	+5% $32	+10% $75
Rate	-1.0pp $60	-0.5pp $25	base $-10	+0.5pp $-47	+1.0pp $-83

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1420 Ogallala St #2 Pahrump, NV	3.0	2.0	1200	$1,250	$1.04	46d	1	0.45mi
1401 Ogallala St Unit 4 Pahrump, NV	3.0	2.0	1009	$1,350	$1.34	46d	1	0.51mi
452 Comstock St Pahrump, NV	3.0	2.0	1211	$1,250	$1.03	46d	1	0.51mi
1111 Sixshooter Ave Unit 3C Pahrump, NV	2.0	2.0	910	$1,150	$1.26	46d	1	0.59mi
1081 Quartzite Ave #2 Pahrump, NV	2.0	2.0	984	$1,245	$1.27	46d	1	0.73mi
1080 S Potro Ave #3 Pahrump, NV	2.0	2.0	984	$1,245	$1.27	46d	1	0.76mi
1041 Marne Ct Unit 4 Pahrump, NV	2.0	2.0	901	$1,235	$1.37	46d	1	1.01mi
1100 Hall Ave Unit 4 Pahrump, NV	3.0	2.0	1085	$1,650	$1.52	46d	1	1.29mi

HOA detail

• Monthly dues: $30 · $360/yr
• Likely covers: pool

Listing history 26 events

1. 2026-06-22
   days on market $139,900 Active 104 DOM
2. 2026-06-19
   days on market $139,900 Active 101 DOM
3. 2026-06-18
   days on market $139,900 Active 100 DOM
4. 2026-06-17
   days on market $139,900 Active 99 DOM
5. 2026-06-16
   days on market $139,900 Active 98 DOM
6. 2026-06-15
   days on market $139,900 Active 97 DOM
7. 2026-06-14
   days on market $139,900 Active 95 DOM
8. 2026-06-12
   days on market $139,900 Active 94 DOM
9. 2026-06-09
   days on market $139,900 Active 91 DOM
10. 2026-06-08
    days on market $139,900 Active 90 DOM
11. 2026-06-07
    days on market $139,900 Active 89 DOM
12. 2026-06-03
    days on market $139,900 Active 85 DOM
13. 2026-06-02
    statusdays on market $139,900 Active 84 DOM
14. 2026-06-01
    days on market $139,900 Active Under Contract 83 DOM
15. 2026-05-31
    days on market $139,900 Active Under Contract 82 DOM
16. 2026-05-30
    days on market $139,900 Active Under Contract 81 DOM
17. 2026-05-14
    price $139,900 1030-char remark

    Show marketing remark (1030 chars)

    Welcome to this inviting 3-bedroom, 2-bath home offering 1,128 sq ft of living space in the sought-after Comstock Park HOA community. Surrounded by beautiful mountain views, this property provides the perfect balance of peaceful living & convenient community amenities. Inside, you’ll find a functional layout featuring a kitchen with breakfast bar, ideal for casual dining or entertaining. Step outside to a covered patio, a great spot to unwind while enjoying the scenic surroundings. Additional features include two carports for ample parking & storage shed for tools, hobbies, or extra storage. Residents of Comstock Park enjoy low HOA fees while having access to fantastic amenities including a community pool, tennis courts, playground, recreation room, clubhouse, & park areas With its welcoming atmosphere, beautiful views, & access to community facilities, this home is a wonderful opportunity to enjoy comfortable living. Don’t miss your chance to make this charming property your own.

18. 2026-05-14
    status Active 1030-char remark

    Show marketing remark (1030 chars)

    Welcome to this inviting 3-bedroom, 2-bath home offering 1,128 sq ft of living space in the sought-after Comstock Park HOA community. Surrounded by beautiful mountain views, this property provides the perfect balance of peaceful living & convenient community amenities. Inside, you’ll find a functional layout featuring a kitchen with breakfast bar, ideal for casual dining or entertaining. Step outside to a covered patio, a great spot to unwind while enjoying the scenic surroundings. Additional features include two carports for ample parking & storage shed for tools, hobbies, or extra storage. Residents of Comstock Park enjoy low HOA fees while having access to fantastic amenities including a community pool, tennis courts, playground, recreation room, clubhouse, & park areas With its welcoming atmosphere, beautiful views, & access to community facilities, this home is a wonderful opportunity to enjoy comfortable living. Don’t miss your chance to make this charming property your own.

19. 2026-05-11
    historical Active Under Contract 1030-char remark

    Show marketing remark (1030 chars)

    Welcome to this inviting 3-bedroom, 2-bath home offering 1,128 sq ft of living space in the sought-after Comstock Park HOA community. Surrounded by beautiful mountain views, this property provides the perfect balance of peaceful living & convenient community amenities. Inside, you’ll find a functional layout featuring a kitchen with breakfast bar, ideal for casual dining or entertaining. Step outside to a covered patio, a great spot to unwind while enjoying the scenic surroundings. Additional features include two carports for ample parking & storage shed for tools, hobbies, or extra storage. Residents of Comstock Park enjoy low HOA fees while having access to fantastic amenities including a community pool, tennis courts, playground, recreation room, clubhouse, & park areas With its welcoming atmosphere, beautiful views, & access to community facilities, this home is a wonderful opportunity to enjoy comfortable living. Don’t miss your chance to make this charming property your own.

20. 2026-03-10
    listed $165,000 Active 1030-char remark

    Show marketing remark (1030 chars)

    Welcome to this inviting 3-bedroom, 2-bath home offering 1,128 sq ft of living space in the sought-after Comstock Park HOA community. Surrounded by beautiful mountain views, this property provides the perfect balance of peaceful living & convenient community amenities. Inside, you’ll find a functional layout featuring a kitchen with breakfast bar, ideal for casual dining or entertaining. Step outside to a covered patio, a great spot to unwind while enjoying the scenic surroundings. Additional features include two carports for ample parking & storage shed for tools, hobbies, or extra storage. Residents of Comstock Park enjoy low HOA fees while having access to fantastic amenities including a community pool, tennis courts, playground, recreation room, clubhouse, & park areas With its welcoming atmosphere, beautiful views, & access to community facilities, this home is a wonderful opportunity to enjoy comfortable living. Don’t miss your chance to make this charming property your own.

21. 2012-10-29
    soldstatus $29,900 Sold 159-char remark

    Show marketing remark (159 chars)

    3 BEDROOM 2 BATH HOME WITH NEW CARPET AND PAINT, FORMAL DINING ROOM, KITCHEN WITH BREAKFAST BAR, COVERED FRONT PATIO, CARPORT. CALL FOR SELLER FINANCING TERMS.

22. 2012-08-16
    historical Contingent Offer 159-char remark

    Show marketing remark (159 chars)

    3 BEDROOM 2 BATH HOME WITH NEW CARPET AND PAINT, FORMAL DINING ROOM, KITCHEN WITH BREAKFAST BAR, COVERED FRONT PATIO, CARPORT. CALL FOR SELLER FINANCING TERMS.

23. 2012-08-09
    price $29,900 159-char remark

    Show marketing remark (159 chars)

    3 BEDROOM 2 BATH HOME WITH NEW CARPET AND PAINT, FORMAL DINING ROOM, KITCHEN WITH BREAKFAST BAR, COVERED FRONT PATIO, CARPORT. CALL FOR SELLER FINANCING TERMS.

24. 2012-07-19
    listed $31,900 Exclusive Right 159-char remark

    Show marketing remark (159 chars)

    3 BEDROOM 2 BATH HOME WITH NEW CARPET AND PAINT, FORMAL DINING ROOM, KITCHEN WITH BREAKFAST BAR, COVERED FRONT PATIO, CARPORT. CALL FOR SELLER FINANCING TERMS.

25. 2002-02-15
    soldstatus $8,000
26. 2001-08-06
    soldstatus $72,082

ⓘ 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: $521 · $43/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$305/yr (+$25/mo · 58.6%)

ⓘ 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 ≥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: $12,988
• − Mortgage interest: −$7,837
• − Property taxes: −$521
• − Insurance: −$700
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − HOA: −$360
• − Depreciation: −$4,070
• Taxable loss: −$2,577
• Est. tax savings @ 24.0%: +$618
• After-tax cash flow: $495/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): 26,486
• Household income: $61,367
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 939.0

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 13% Two or more races 12% Black 3% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 3% Slovak 3% Serbian 2%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 9% Tagalog/Filipino 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: ▼ -21.52%
• Current HPI: 277.4486
• Rent YoY: ▲ 2.73%
• 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

+94.1% since first listed

10 events — show timeline

• 2026-05-14 Price Changed $139,900 GLVAR
• 2026-05-14 Relisted — GLVAR
• 2026-05-11 Contingent — GLVAR
• 2026-03-10 Listed $165,000 GLVAR
• 2012-10-29 Sold (MLS) $29,900 GLVAR
• 2012-08-16 Contingent — GLVAR
• 2012-08-09 Price Changed $29,900 GLVAR
• 2012-07-19 Listed $31,900 GLVAR
• 2002-02-15 Sold (Public Records) $8,000 Public Records
• 2001-08-06 Sold (Public Records) $72,082 Public Records

Property tax history

+5.6%/yr

Latest (2025): $521 · +3.8% YoY. Source: county tax records.