1320 Piltz Rd · Pahrump, NV 89060

$350,000

6 bd · 4.0 ba · 1,782 sqft · MultiFamily public records · 59 Days on market

Built 1999 1.00 ac lot $196/sqft · 88% above area Est $331k · 6% over

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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).

• Cash flow +17.3/30.0
• DSCR +5.4/10.0
• ARV discount +5.0/15.0
• 1% rule +3.7/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

A distinctive multi-dwelling property thoughtfully configured for multi-generational living: a spacious main doublewide residence plus another singlewide manufactured home, both converted to real property, totaling over 3,160 sq ft. The main home exceeds 2,300 sq ft and offers 4 bedrooms, a formal dining room, a dedicated office, 2 family rooms, and generous living spaces; each dwelling includes 2 full bathrooms, bringing the total to 4 bathrooms across the compound. Altogether there are 6 bedrooms and flexible floorplans ideal for extended family, guests, or possible rental income. Exterior features include a 2-car garage, two additional outbuildings for storage, full stucco finishes on all buildings and sweeping mountain views. The property sits on approximately one acre, fully fenced with an RV gate and room for RV parking. Mature landscaping, private outdoor areas, and separate entries preserve autonomy for each household while keeping the whole estate cohesive and move-in ready.

Key facts

• Flexible floorplans
• 1 acre lot
• 2 garage spots

Tags

• MULTI-DWELLING PROPERTY
• MAIN DOUBLEWIDE RESIDENCE
• SINGLEWIDE MANUFACTURED HOME
• FLEXIBLE FLOORPLANS
• TWO ADDITIONAL OUTBUILDINGS
• SWEEPING MOUNTAIN VIEWS

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (13.4% below list).
• Recommended offer: $303k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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, 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 $3,030/mo this rent would consume 73% 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 $2k of loan paydown is wiped out by about $10k 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 59 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $190k; list at $350k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $303,000 (13.4% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.18%
• DSCR: 1.14
• GRM: 9.6

CMA / ARV

• ARV (median comp): $331,294
• List price: $350,000
• Delta: 5.65%
• Verdict: FAIR
• Comps: 6 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.59×
• Total profit: $-40,322
• Equity at exit: $52,186

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-14,362
• Equity at exit: $30,262

Cash invested: $98,000 (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 89060

• Home prices YoY: -1.6%
• Active inventory: 655
• Price-to-rent: 19.3×

Monthly cashflow live

• Estimated rent: $3,030 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$153 /mo · $1,836/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $259

Break-even live

Break-even rent $2,702

Max offer price $350,000

Occupancy floor 86%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,030
Total (2 units)			$3,030

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $350,000 Active 59 DOM
2. 2026-06-18
   days on market $350,000 Active 58 DOM
3. 2026-06-17
   days on market $350,000 Active 57 DOM
4. 2026-06-16
   days on market $350,000 Active 56 DOM
5. 2026-06-15
   days on market $350,000 Active 55 DOM
6. 2026-06-14
   days on market $350,000 Active 53 DOM
7. 2026-06-12
   days on market $350,000 Active 52 DOM
8. 2026-06-09
   days on market $350,000 Active 49 DOM
9. 2026-06-08
   days on market $350,000 Active 48 DOM
10. 2026-06-07
    days on market $350,000 Active 47 DOM
11. 2026-06-03
    days on market $350,000 Active 43 DOM
12. 2026-06-02
    days on market $350,000 Active 42 DOM
13. 2026-06-01
    days on market $350,000 Active 41 DOM
14. 2026-05-31
    days on market $350,000 Active 40 DOM
15. 2026-05-30
    days on market $350,000 Active 39 DOM
16. 2026-04-21
    listed $350,000 Active 998-char remark

    Show marketing remark (998 chars)

    A distinctive multi-dwelling property thoughtfully configured for multi-generational living: a spacious main doublewide residence plus another singlewide manufactured home, both converted to real property, totaling over 3,160 sq ft. The main home exceeds 2,300 sq ft and offers 4 bedrooms, a formal dining room, a dedicated office, 2 family rooms, and generous living spaces; each dwelling includes 2 full bathrooms, bringing the total to 4 bathrooms across the compound. Altogether there are 6 bedrooms and flexible floorplans ideal for extended family, guests, or possible rental income. Exterior features include a 2-car garage, two additional outbuildings for storage, full stucco finishes on all buildings and sweeping mountain views. The property sits on approximately one acre, fully fenced with an RV gate and room for RV parking. Mature landscaping, private outdoor areas, and separate entries preserve autonomy for each household while keeping the whole estate cohesive and move-in ready.

17. 2019-09-26
    soldstatus $190,000 Sold 421-char remark

    Show marketing remark (421 chars)

    WOW! 2,358SF + 810SF GUEST HOUSE on 1ac. with 2 Car Garage and 2 Extra Storage buildings! 4 Bedrooms in the main house, with family, living room, bonus room & den, plus enclosed porch area, 2 full baths, too! 2nd home with 2 bedrooms, 2 full baths, kitchen & living room - all converted to real property! Blinds & ceiling fans throughout. Horse-friendly neighborhood. Not far from hospital and shopping!

18. 2019-09-26
    soldstatus $190,000

    Show marketing remark (421 chars)

    WOW! 2,358SF + 810SF GUEST HOUSE on 1ac. with 2 Car Garage and 2 Extra Storage buildings! 4 Bedrooms in the main house, with family, living room, bonus room & den, plus enclosed porch area, 2 full baths, too! 2nd home with 2 bedrooms, 2 full baths, kitchen & living room - all converted to real property! Blinds & ceiling fans throughout. Horse-friendly neighborhood. Not far from hospital and shopping!

19. 2019-08-28
    status Pending 421-char remark

    Show marketing remark (421 chars)

    WOW! 2,358SF + 810SF GUEST HOUSE on 1ac. with 2 Car Garage and 2 Extra Storage buildings! 4 Bedrooms in the main house, with family, living room, bonus room & den, plus enclosed porch area, 2 full baths, too! 2nd home with 2 bedrooms, 2 full baths, kitchen & living room - all converted to real property! Blinds & ceiling fans throughout. Horse-friendly neighborhood. Not far from hospital and shopping!

20. 2019-08-17
    price $210,900 421-char remark

    Show marketing remark (421 chars)

    WOW! 2,358SF + 810SF GUEST HOUSE on 1ac. with 2 Car Garage and 2 Extra Storage buildings! 4 Bedrooms in the main house, with family, living room, bonus room & den, plus enclosed porch area, 2 full baths, too! 2nd home with 2 bedrooms, 2 full baths, kitchen & living room - all converted to real property! Blinds & ceiling fans throughout. Horse-friendly neighborhood. Not far from hospital and shopping!

21. 2019-07-24
    price $219,900 421-char remark

    Show marketing remark (421 chars)

    WOW! 2,358SF + 810SF GUEST HOUSE on 1ac. with 2 Car Garage and 2 Extra Storage buildings! 4 Bedrooms in the main house, with family, living room, bonus room & den, plus enclosed porch area, 2 full baths, too! 2nd home with 2 bedrooms, 2 full baths, kitchen & living room - all converted to real property! Blinds & ceiling fans throughout. Horse-friendly neighborhood. Not far from hospital and shopping!

22. 2019-07-02
    listed $224,900 Active 421-char remark

    Show marketing remark (421 chars)

    WOW! 2,358SF + 810SF GUEST HOUSE on 1ac. with 2 Car Garage and 2 Extra Storage buildings! 4 Bedrooms in the main house, with family, living room, bonus room & den, plus enclosed porch area, 2 full baths, too! 2nd home with 2 bedrooms, 2 full baths, kitchen & living room - all converted to real property! Blinds & ceiling fans throughout. Horse-friendly neighborhood. Not far from hospital and shopping!

ⓘ 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: $1,836 · $153/mo
• Projected year-2 tax: $2,065 · $172/mo
• Expected delta: +$229/yr (+$19/mo · 12.5%)

ⓘ 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 · 18 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: $36,360
• − Mortgage interest: −$19,605
• − Property taxes: −$1,836
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,909
• − Management: −$2,909
• − Depreciation: −$10,182
• Taxable loss: −$2,831
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $3,792/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

+55.6% since first listed

7 events — show timeline

• 2026-04-21 Listed $350,000 GLVAR
• 2019-09-26 Sold (Public Records) $190,000 Public Records
• 2019-09-26 Sold (MLS) $190,000 GLVAR
• 2019-08-28 Pending — GLVAR
• 2019-08-17 Price Changed $210,900 GLVAR
• 2019-07-24 Price Changed $219,900 GLVAR
• 2019-07-02 Listed $224,900 GLVAR

Property tax history

+2.7%/yr

Latest (2025): $1,836 · +6.4% YoY. Source: county tax records.