4311 Santovito St · Pahrump, NV 89061

$299,000

4 bd · 3.0 ba · 1,820 sqft · SingleFamily public records · 104 Days on market

Built 1992 4.50 ac lot $164/sqft · 29% below area Est $423k · 29% under

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Why this score? — see what drove the C- 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 +13.9/30.0
• Appreciation +6.4/10.0
• DSCR +4.2/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Huge 4.5 Acres land with well and power to fulfill dream-suitable for handyman's desire use with lots of space for storage. Space for RV was set by previous owner. Located at the popular south side of Pahrump. Well is 150 ft deep, septic tank was pumped 2 years ago.

Key facts

• 4.5 acre lot
• 4 garage spots
• Built 1992

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $35 ($422/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 $232k (22.5% below list).
• Recommended offer: $232k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 36% 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 $10k 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.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $225k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,710 (22.5% below list)

Questions for the listing agent

1. 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?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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 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: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (median comp): $422,966
• List price: $299,000
• Delta: -29.31%
• 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
4641 Honey Locust Dr	0.38mi	3/3.0 (-1)	1,916 (+5%)	1mo	$388,000	$203	68
4601 E Honey Locust Dr	0.35mi	3/3.0 (-1)	2,090 (+15%)	1mo	$445,000	$213	53
4751 Honey Locust Dr	0.51mi	3/2.0 (-1)	1,969 (+8%)	9mo	$379,000	$192	46
4881 E Stoneham St	0.50mi	3/2.0 (-1)	1,686 (-7%)	16mo	$339,900	$202	42
4861 Stoneham St	0.49mi	3/2.0 (-1)	1,980 (+9%)	17mo	$360,000	$182	39
4780 Parkwood Dr	0.53mi	3/3.0 (-1)	2,090 (+15%)	14mo	$465,000	$222	34
6621 S Parkwood Ct	0.68mi	3/3.0 (-1)	2,090 (+15%)	9mo	$470,000	$225	31
4880 Marywood Ct	0.60mi	4/2.0	2,087 (+15%)	16mo	$470,000	$225	30
4971 E Sandalwood Dr	0.73mi	4/3.0	2,080 (+14%)	16mo	$494,950	$238	29
6631 S Parkwood Ct	0.68mi	3/3.0 (-1)	2,090 (+15%)	12mo	$487,845	$233	29
4900 Ridgewood Dr	0.61mi	3/3.0 (-1)	2,090 (+15%)	16mo	$446,000	$213	28
4821 E Sandalwood Dr	0.59mi	3/2.0 (-1)	2,080 (+14%)	18mo	$465,000	$224	25

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: 7.3%
• Equity multiple: 1.41×
• Total profit: $34,732
• Equity at exit: $130,829

10-year hold

• IRR: 10.1%
• Equity multiple: 2.49×
• Total profit: $124,625
• Equity at exit: $198,857

Cash invested: $83,720 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,317 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $35

Break-even live

Break-even rent $2,273

Max offer price $299,000

Occupancy floor 93%

Sensitivity live

Price	-10% $204	-5% $120	+0% $35	+5% $-49	+10% $-134
Rent	-10% $-148	-5% $-56	+0% $35	+5% $127	+10% $218
Rate	-1.0pp $186	-0.5pp $111	base $35	+0.5pp $-42	+1.0pp $-121

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3529 E Malheur Ave Pahrump, NV	3.0	2.0	1753	$1,835	$1.05	44d	1	1.39mi

Listing history 25 events

1. 2026-06-12
   days on market $299,000 Active 104 DOM
2. 2026-06-09
   days on market $299,000 Active 101 DOM
3. 2026-06-08
   days on market $299,000 Active 100 DOM
4. 2026-06-07
   days on market $299,000 Active 99 DOM
5. 2026-06-03
   days on market $299,000 Active 95 DOM
6. 2026-06-02
   days on market $299,000 Active 94 DOM
7. 2026-06-01
   days on market $299,000 Active 93 DOM
8. 2026-05-31
   days on market $299,000 Active 92 DOM
9. 2026-05-30
   days on market $299,000 Active 91 DOM
10. 2026-04-06
    status Active 266-char remark

    Show marketing remark (266 chars)

    Huge 4.5 Acres land with well and power to fulfill dream-suitable for handyman's desire use with lots of space for storage. Space for RV was set by previous owner. Located at the popular south side of Pahrump. Well is 150 ft deep, septic tank was pumped 2 years ago.

11. 2025-12-01
    price $299,000 266-char remark

    Show marketing remark (266 chars)

    Huge 4.5 Acres land with well and power to fulfill dream-suitable for handyman's desire use with lots of space for storage. Space for RV was set by previous owner. Located at the popular south side of Pahrump. Well is 150 ft deep, septic tank was pumped 2 years ago.

12. 2025-11-30
    listed $290,000 Active 266-char remark

    Show marketing remark (266 chars)

    Huge 4.5 Acres land with well and power to fulfill dream-suitable for handyman's desire use with lots of space for storage. Space for RV was set by previous owner. Located at the popular south side of Pahrump. Well is 150 ft deep, septic tank was pumped 2 years ago.

13. 2025-11-30
    historical $290,000 266-char remark

    Show marketing remark (266 chars)

    Huge 4.5 Acres land with well and power to fulfill dream-suitable for handyman's desire use with lots of space for storage. Space for RV was set by previous owner. Located at the popular south side of Pahrump. Well is 150 ft deep, septic tank was pumped 2 years ago.

14. 2023-10-26
    soldstatus $225,000 Closed 496-char remark

    Show marketing remark (496 chars)

    Huge 4 1/2 acre lot ready for you to make it your own! This one is a true blank slate and there are so many options, a personal retreat, horse property, build a whole new custom home! How about gardens, mini tracks, or space for multiple homes. This just has all the potential. Located on the south side of Pahrump and with gorgeous mature huge trees, mountain views, extra garage space, and more. Don't wait on this opportunity to get this steal of a deal and get started on your dream property.

15. 2023-10-26
    soldstatus $225,000

    Show marketing remark (496 chars)

    Huge 4 1/2 acre lot ready for you to make it your own! This one is a true blank slate and there are so many options, a personal retreat, horse property, build a whole new custom home! How about gardens, mini tracks, or space for multiple homes. This just has all the potential. Located on the south side of Pahrump and with gorgeous mature huge trees, mountain views, extra garage space, and more. Don't wait on this opportunity to get this steal of a deal and get started on your dream property.

16. 2023-10-20
    historical Active Under Contract 496-char remark

    Show marketing remark (496 chars)

    Huge 4 1/2 acre lot ready for you to make it your own! This one is a true blank slate and there are so many options, a personal retreat, horse property, build a whole new custom home! How about gardens, mini tracks, or space for multiple homes. This just has all the potential. Located on the south side of Pahrump and with gorgeous mature huge trees, mountain views, extra garage space, and more. Don't wait on this opportunity to get this steal of a deal and get started on your dream property.

17. 2023-08-03
    status Active 496-char remark

    Show marketing remark (496 chars)

    Huge 4 1/2 acre lot ready for you to make it your own! This one is a true blank slate and there are so many options, a personal retreat, horse property, build a whole new custom home! How about gardens, mini tracks, or space for multiple homes. This just has all the potential. Located on the south side of Pahrump and with gorgeous mature huge trees, mountain views, extra garage space, and more. Don't wait on this opportunity to get this steal of a deal and get started on your dream property.

18. 2023-04-13
    listed $225,000 Active 496-char remark

    Show marketing remark (496 chars)

    Huge 4 1/2 acre lot ready for you to make it your own! This one is a true blank slate and there are so many options, a personal retreat, horse property, build a whole new custom home! How about gardens, mini tracks, or space for multiple homes. This just has all the potential. Located on the south side of Pahrump and with gorgeous mature huge trees, mountain views, extra garage space, and more. Don't wait on this opportunity to get this steal of a deal and get started on your dream property.

19. 2022-11-25
    historical
20. 2022-07-28
    price $275,000
21. 2022-07-12
    price $299,000
22. 2022-04-26
    listed $345,000 Active
23. 2006-05-16
    soldstatus $225,000
24. 2006-05-16
    soldstatus $225,000
25. 2005-11-17
    listed $299,900

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $1,764 · $147/mo
• Expected delta: +$531/yr (+$44/mo · 43.1%)

ⓘ 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 6 d/yr ≥102°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: $27,805
• − Mortgage interest: −$16,749
• − Property taxes: −$1,233
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − Depreciation: −$8,698
• Taxable loss: −$4,818
• Est. tax savings @ 24.0%: +$1,156
• After-tax cash flow: $1,579/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

-0.3% since first listed

16 events — show timeline

• 2026-04-06 Relisted — GLVAR
• 2025-12-01 Price Changed $299,000 GLVAR
• 2025-11-30 Listed $290,000 GLVAR
• 2025-11-30 Coming Soon $290,000 GLVAR
• 2023-10-26 Sold (Public Records) $225,000 Public Records
• 2023-10-26 Sold (MLS) $225,000 GLVAR
• 2023-10-20 Contingent — GLVAR
• 2023-08-03 Relisted — GLVAR
• 2023-04-13 Listed $225,000 GLVAR
• 2022-11-25 Listing Removed — GLVAR
• 2022-07-28 Price Changed $275,000 GLVAR
• 2022-07-12 Price Changed $299,000 GLVAR
• 2022-04-26 Listed $345,000 GLVAR
• 2006-05-16 Sold (Public Records) $225,000 Public Records
• 2006-05-16 Sold (MLS) $225,000 GLVAR
• 2005-11-17 Listed $299,900 GLVAR

Property tax history

-2.1%/yr

Latest (2025): $1,233 · +3.3% YoY. Source: county tax records.