4911 S Castello Way · Pahrump, NV 89061

$320,000

3 bd · 2.0 ba · 1,772 sqft · SingleFamily public records · 55 Days on market

Built 2005 6,098 sqft lot $181/sqft · 7% below area Est $344k · 7% under $115/mo HOA · 5% 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 +10.6/15.0
• Cash flow +8.7/30.0
• Appreciation +6.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +2.2/10.0
• 1% rule +2.1/10.0

Listing remarks MLS

Cute 3 Bed, 2 bath home in Mt. Falls, enclosed back yard, solar heated above ground pool. This is a Fannie Mae property eligible for HomePath Mortgage & Renovation Financing for as little as 5% Down.

Key facts

• Newer stove
• Landscaped backyard
• Newer microwave

Tags

• WALK-IN SHOWER
• NEWER STOVE
• NEWER MICROWAVE
• CROWN MOLDING
• COVERED PATIO
• LANDSCAPED BACKYARD

Property features AI

Finance

• HOA & community: Homeowners association (Mountain Falls); HOA fee $115 per month (includes association management); Community amenities: fitness center, playground, pool, spa/hot tub

Exterior

• Parking: Attached 2-car garage with garage door opener and inside entrance; Private parking
• Utilities: Public water; Public sewer; Electricity available; Photovoltaics: None; Solar hot water (interior equipment listed)
• Home design: Single-family property; 1 story; Faces west; Resale
• Construction: Tile roof; Resale construction
• Exterior features: Covered patio; Patio; Sprinkler/irrigation; Block fencing in back yard; Landscaped; Drip irrigation/bubblers; Community pool

Interior

• Kitchen: Granite countertops; Electric range; Microwave; Disposal; Refrigerator
• Bedrooms: 3 bedrooms (primary downstairs); Bedroom with walk-in closet (approx. 17x15); Bedroom (approx. 12x10) with ceiling fan, ceiling light and closet; Bedroom (approx. 10x15) with ceiling fan, ceiling light and closet
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fans; Window treatments; Unfurnished
• Laundry & utility: Laundry room with electric dryer hookup; Washer; Dryer; Solar hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-268 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (29.3% below list).
• Recommended offer: $226k (29.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: Hafen Elementary School (math 23% / reading 36%, grade F, #195 of 402 statewide, top 53%, 440 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: 285 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 55 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 $155k; list at $320k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,123 (29.3% 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 55 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.71% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.59%
• DSCR: 0.84
• GRM: 11.8

CMA / ARV

• ARV (median comp): $343,672
• List price: $320,000
• Delta: -6.89%
• 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
5490 E San Pietro Dr	0.32mi	3/2.0	1,756 (-1%)	4mo	$422,900	$241	80
5495 Finestra St	0.13mi	3/2.0	1,611 (-9%)	3mo	$305,000	$189	77
6011 E Trevano Ave	0.51mi	3/2.0	1,744 (-2%)	4mo	$330,000	$189	71
4860 Prato Way	0.23mi	3/2.0	1,546 (-13%)	2mo	$321,000	$208	66
4465 Golden Horizon St	0.59mi	3/2.5	1,724 (-3%)	1mo	$361,185	$210	65
5396 Carrara Pointe St	0.20mi	3/2.0	1,546 (-13%)	5mo	$305,000	$197	65
4475 Golden Horizon St	0.59mi	3/2.5	1,724 (-3%)	1mo	$375,000	$218	65
4455 Golden Horizon St	0.62mi	3/2.5	1,724 (-3%)	2mo	$384,160	$223	63
5341 E La Campana Dr	0.38mi	3/2.0	1,533 (-14%)	2mo	$335,000	$219	58
5776 E Badlands Ln	0.68mi	3/2.0	1,681 (-5%)	3mo	$290,000	$173	57
4525 S Pava Ave	0.63mi	3/2.0	1,511 (-15%)	5mo	$323,000	$214	42
5200 Lilia Ave	0.74mi	3/2.0	1,533 (-14%)	2mo	$300,000	$196	41

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: 3.5%
• Equity multiple: 1.20×
• Total profit: $17,768
• Equity at exit: $140,018

10-year hold

• IRR: 6.9%
• Equity multiple: 2.02×
• Total profit: $91,714
• Equity at exit: $212,824

Cash invested: $89,600 (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: 285
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,261 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$128 /mo · $1,538/yr
• Insurance: −$133
• HOA: −$115
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-268

Break-even live

Break-even rent $2,601

Max offer price $272,619

Occupancy floor —

Sensitivity live

Price	-10% $-87	-5% $-178	+0% $-268	+5% $-359	+10% $-449
Rent	-10% $-447	-5% $-358	+0% $-268	+5% $-179	+10% $-90
Rate	-1.0pp $-107	-0.5pp $-187	base $-268	+0.5pp $-351	+1.0pp $-435

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4881 Castello Way Pahrump, NV	3.0	2.0	1772	$2,035	$1.15	22d	1	0.02mi
4921 Novelli Pl Pahrump, NV	3.0	2.0	1451	$2,050	$1.41	45d	1	0.05mi
5406 Carrara Pointe St Pahrump, NV	3.0	2.0	1772	$2,000	$1.13	9d	1	0.17mi
5720 Al Fresco Ave Pahrump, NV	3.0	2.0	2245	$2,350	$1.05	25d	1	0.19mi
5485 San Pietro Dr Pahrump, NV	3.0	2.0	1533	$2,200	$1.44	25d	1	0.27mi
5980 Drosetta Ave Pahrump, NV	2.0	2.0	1511	$2,195	$1.45	25d	1	0.54mi
5819 E Badlands Ln Pahrump, NV	4.0	2.0	2058	$2,200	$1.07	4d	1	0.65mi
5776 E Badlands Ln Pahrump, NV	3.0	2.0	1681	$1,995	$1.19	25d	1	0.67mi
5190 Lignum Ave Pahrump, NV	2.0	2.0	1833	$2,100	$1.15	19d	1	0.73mi

HOA detail

• Monthly dues: $115 · $1,380/yr
• Likely covers: pool

Listing history 36 events

1. 2026-06-22
   days on market $320,000 Active 55 DOM
2. 2026-06-19
   days on market $320,000 Active 52 DOM
3. 2026-06-18
   days on market $320,000 Active 51 DOM
4. 2026-06-17
   days on market $320,000 Active 50 DOM
5. 2026-06-16
   days on market $320,000 Active 49 DOM
6. 2026-06-15
   days on market $320,000 Active 48 DOM
7. 2026-06-14
   days on market $320,000 Active 46 DOM
8. 2026-06-12
   days on market $320,000 Active 45 DOM
9. 2026-06-09
   days on market $320,000 Active 42 DOM
10. 2026-06-08
    days on market $320,000 Active 41 DOM
11. 2026-06-07
    days on market $320,000 Active 40 DOM
12. 2026-06-03
    days on market $320,000 Active 36 DOM
13. 2026-06-02
    days on market $320,000 Active 35 DOM
14. 2026-06-01
    days on market $320,000 Active 34 DOM
15. 2026-05-31
    days on market $320,000 Active 33 DOM
16. 2026-05-30
    days on market $320,000 Active 32 DOM
17. 2026-04-28
    listed $335,000 Active 595-char remark
18. 2014-03-18
    soldstatus $154,900 Sold 205-char remark

    Show marketing remark (205 chars)

    Cute 3 Bed, 2 bath home in Mt. Falls, enclosed back yard, solar heated above ground pool. This is a Fannie Mae property eligible for HomePath Mortgage & Renovation Financing for as little as 5% Down.

19. 2014-01-31
    status Pending 205-char remark

    Show marketing remark (205 chars)

    Cute 3 Bed, 2 bath home in Mt. Falls, enclosed back yard, solar heated above ground pool. This is a Fannie Mae property eligible for HomePath Mortgage & Renovation Financing for as little as 5% Down.

20. 2014-01-25
    historical Contingent Offer 205-char remark

    Show marketing remark (205 chars)

    Cute 3 Bed, 2 bath home in Mt. Falls, enclosed back yard, solar heated above ground pool. This is a Fannie Mae property eligible for HomePath Mortgage & Renovation Financing for as little as 5% Down.

21. 2014-01-19
    price $154,900 205-char remark

    Show marketing remark (205 chars)

    Cute 3 Bed, 2 bath home in Mt. Falls, enclosed back yard, solar heated above ground pool. This is a Fannie Mae property eligible for HomePath Mortgage & Renovation Financing for as little as 5% Down.

22. 2013-12-15
    listed $169,900 Exclusive Right 205-char remark

    Show marketing remark (205 chars)

    Cute 3 Bed, 2 bath home in Mt. Falls, enclosed back yard, solar heated above ground pool. This is a Fannie Mae property eligible for HomePath Mortgage & Renovation Financing for as little as 5% Down.

23. 2013-11-05
    historical
24. 2013-08-14
    price $140,000
25. 2013-06-27
    price $145,000 Exclusive Right
26. 2013-06-27
    status Exclusive Right
27. 2013-05-10
    historical Contingent Offer
28. 2013-05-09
    status Pending
29. 2013-02-28
    historical Contingent Offer
30. 2013-01-28
    price $135,500 Exclusive Right
31. 2013-01-28
    status Exclusive Right
32. 2012-11-21
    historical Contingent Offer
33. 2012-10-25
    listed $128,000 Exclusive Right
34. 2007-06-15
    soldstatus $250,000
35. 2007-06-15
    soldstatus $250,000
36. 2007-02-16
    listed $260,000

ⓘ 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: $1,538 · $128/mo
• Projected year-2 tax: $1,888 · $157/mo
• Expected delta: +$350/yr (+$29/mo · 22.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥102°F today · 15 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: $27,135
• − Mortgage interest: −$17,925
• − Property taxes: −$1,538
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,171
• − Management: −$2,171
• − HOA: −$1,380
• − Depreciation: −$9,309
• Taxable loss: −$8,958
• Est. tax savings @ 24.0%: +$2,150
• After-tax cash flow: $-1,069/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

+23.1% since first listed

21 events — show timeline

• 2026-05-25 Price Changed $320,000 GLVAR
• 2026-04-28 Listed $335,000 GLVAR
• 2014-03-18 Sold (MLS) $154,900 GLVAR
• 2014-01-31 Pending — GLVAR
• 2014-01-25 Contingent — GLVAR
• 2014-01-19 Price Changed $154,900 GLVAR
• 2013-12-15 Listed $169,900 GLVAR
• 2013-11-05 Listing Removed — GLVAR
• 2013-08-14 Price Changed $140,000 GLVAR
• 2013-06-27 Relisted — GLVAR
• 2013-06-27 Price Changed $145,000 GLVAR
• 2013-05-10 Contingent — GLVAR
• 2013-05-09 Pending — GLVAR
• 2013-02-28 Contingent — GLVAR
• 2013-01-28 Relisted — GLVAR
• 2013-01-28 Price Changed $135,500 GLVAR
• 2012-11-21 Contingent — GLVAR
• 2012-10-25 Listed $128,000 GLVAR
• 2007-06-15 Sold (Public Records) $250,000 Public Records
• 2007-06-15 Sold (MLS) $250,000 GLVAR
• 2007-02-16 Listed $260,000 GLVAR

Property tax history

-1.4%/yr

Latest (2025): $1,538 · +3.3% YoY. Source: county tax records.