20 Old Mine Rd · Pahrump, NV 89048

$160,000

3 bd · 2.0 ba · 1,146 sqft · Manufactured public records · 39 Days on market

Built 1993 3,920 sqft lot $140/sqft · at area comps Est $166k · at est. $30/mo HOA · 2% 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).

• Cash flow +17.5/30.0
• ARV discount +9.1/15.0
• DSCR +5.5/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3 bed 2 bath home in Comstock Park , all electric , appliances included. 2 car attached carport and chain link fence.

Key facts

• 3,920 sq ft lot
• 2 parking spots
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association (Comsock Park) with $30 monthly fee; HOA includes recreation facilities; Association amenities: clubhouse, pool, basketball court, barbecue

Exterior

• Parking: Attached covered carport (assigned) with RV access/parking — 2 carport spaces
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family property; 1 story; North-facing; Resale
• Construction: Composition/shingle roof; Resale construction
• Exterior features: Shed(s); Chain link full fencing; Desert landscaping; Landscaped; Association pool access

Interior

• Kitchen: Breakfast bar/counter; Electric cooktop; Disposal; Microwave; Refrigerator
• Bedrooms: Bedroom 1: 14x12 (Walk-in closet); Bedroom 2: 12x11 (Closet); Bedroom 3: 10x10 (Closet)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Unfurnished; Bedroom on main level; Primary bedroom on downstairs level; Walk-in closet(s)
• 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 $160k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/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 $141k (12.2% below list).
• Recommended offer: $141k (12.2% 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: Rents rising (+2.7%/yr); 1116 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $1k of loan paydown is wiped out by about $5k 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 39 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; list at $160k implies a 96% 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 $140,539 (12.2% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 9.5

CMA / ARV

• ARV (median comp): $165,782
• List price: $160,000
• Delta: -3.49%
• 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
31 Vegas Valley Dr	0.24mi	2/2.0 (-1)	1,121 (-2%)	2mo	$185,000	$165	79
61 Rudy Rd	0.10mi	3/2.0	1,264 (+10%)	0mo	$200,000	$158	78
91 Wilderness Way	0.28mi	3/2.0	1,120 (-2%)	7mo	$194,900	$174	77
271 W Comstock Cir	0.35mi	3/2.0	1,125 (-2%)	7mo	$167,500	$149	75
91 W Yukon St	0.32mi	3/2.0	1,196 (+4%)	4mo	$175,000	$146	74
110 Rudy Rd	0.14mi	3/2.0	1,032 (-10%)	4mo	$166,000	$161	73
60 Wilderness Way	0.29mi	2/2.0 (-1)	1,121 (-2%)	8mo	$191,000	$170	71
211 W Duck Creek Rd	0.33mi	3/2.0	1,035 (-10%)	1mo	$189,000	$183	68
230 Copper Flats Dr	0.39mi	2/2.0 (-1)	1,122 (-2%)	7mo	$110,000	$98	67
311 W Ferndell St	0.33mi	2/2.0 (-1)	1,205 (+5%)	6mo	$199,000	$165	66
1061 S Comstock Cir	0.34mi	3/2.0	1,029 (-10%)	7mo	$127,500	$124	61
261 Ellendale St	0.33mi	2/2.0 (-1)	1,012 (-12%)	6mo	$92,000	$91	55

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-18,442
• Equity at exit: $23,857

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-7,631
• Equity at exit: $13,834

Cash invested: $44,800 (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: 1116
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,405 high
• Mortgage (P&I): −$839
• Tax from tax record: −$50 /mo · $603/yr
• Insurance: −$67
• HOA: −$30
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $124

Break-even live

Break-even rent $1,248

Max offer price $160,000

Occupancy floor 86%

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: $40,000
• Closing costs: $4,800
• 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	43d	1	0.45mi
1401 Ogallala St Unit 4 Pahrump, NV	3.0	2.0	1009	$1,350	$1.34	43d	1	0.51mi
452 Comstock St Pahrump, NV	3.0	2.0	1211	$1,250	$1.03	43d	1	0.51mi
1111 Sixshooter Ave Unit 3C Pahrump, NV	2.0	2.0	910	$1,150	$1.26	43d	1	0.59mi
1081 Quartzite Ave #2 Pahrump, NV	2.0	2.0	984	$1,245	$1.27	43d	1	0.73mi
1080 S Potro Ave #3 Pahrump, NV	2.0	2.0	984	$1,245	$1.27	43d	1	0.76mi
1041 Marne Ct Unit 4 Pahrump, NV	2.0	2.0	901	$1,235	$1.37	43d	1	1.01mi
1100 Hall Ave Unit 4 Pahrump, NV	3.0	2.0	1085	$1,650	$1.52	43d	1	1.29mi

HOA detail

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

Listing history 25 events

1. 2026-06-19
   days on market $160,000 Active 39 DOM
2. 2026-06-18
   days on market $160,000 Active 38 DOM
3. 2026-06-17
   days on market $160,000 Active 37 DOM
4. 2026-06-16
   days on market $160,000 Active 36 DOM
5. 2026-06-15
   days on market $160,000 Active 35 DOM
6. 2026-06-14
   days on market $160,000 Active 33 DOM
7. 2026-06-12
   pricedays on market $160,000 Active 32 DOM
8. 2026-06-09
   days on market $175,000 Active 29 DOM
9. 2026-06-08
   days on market $175,000 Active 28 DOM
10. 2026-06-07
    days on market $175,000 Active 27 DOM
11. 2026-06-03
    days on market $175,000 Active 23 DOM
12. 2026-06-02
    days on market $175,000 Active 22 DOM
13. 2026-06-01
    days on market $175,000 Active 21 DOM
14. 2026-05-31
    days on market $175,000 Active 20 DOM
15. 2026-05-30
    days on market $175,000 Active 19 DOM
16. 2026-05-11
    listed $175,000 Active 590-char remark
17. 2026-05-09
    historical $175,000 590-char remark
18. 2019-06-20
    soldstatus $81,500 Sold 122-char remark

    Show marketing remark (122 chars)

    Nice 3 bed 2 bath home in Comstock Park , all electric , appliances included. 2 car attached carport and chain link fence.

19. 2019-06-20
    soldstatus $81,500

    Show marketing remark (122 chars)

    Nice 3 bed 2 bath home in Comstock Park , all electric , appliances included. 2 car attached carport and chain link fence.

20. 2019-05-21
    status Pending 122-char remark

    Show marketing remark (122 chars)

    Nice 3 bed 2 bath home in Comstock Park , all electric , appliances included. 2 car attached carport and chain link fence.

21. 2019-05-08
    status Active 122-char remark

    Show marketing remark (122 chars)

    Nice 3 bed 2 bath home in Comstock Park , all electric , appliances included. 2 car attached carport and chain link fence.

22. 2019-04-24
    status Pending 122-char remark

    Show marketing remark (122 chars)

    Nice 3 bed 2 bath home in Comstock Park , all electric , appliances included. 2 car attached carport and chain link fence.

23. 2019-03-25
    listed $79,900 Active 122-char remark

    Show marketing remark (122 chars)

    Nice 3 bed 2 bath home in Comstock Park , all electric , appliances included. 2 car attached carport and chain link fence.

24. 2019-01-01
    historical
25. 2018-07-15
    listed $89,999 Active

ⓘ 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: $603 · $50/mo
• Projected year-2 tax: $944 · $79/mo
• Expected delta: +$341/yr (+$28/mo · 56.6%)

ⓘ 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 · 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: $16,865
• − Mortgage interest: −$8,962
• − Property taxes: −$603
• − Insurance: −$800
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − HOA: −$360
• − Depreciation: −$4,655
• Taxable loss: −$1,213
• Est. tax savings @ 24.0%: +$291
• After-tax cash flow: $1,783/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

+77.8% since first listed

11 events — show timeline

• 2026-06-10 Price Changed $160,000 GLVAR
• 2026-05-11 Listed $175,000 GLVAR
• 2026-05-09 Coming Soon $175,000 GLVAR
• 2019-06-20 Sold (Public Records) $81,500 Public Records
• 2019-06-20 Sold (MLS) $81,500 GLVAR
• 2019-05-21 Pending — GLVAR
• 2019-05-08 Relisted — GLVAR
• 2019-04-24 Pending — GLVAR
• 2019-03-25 Listed $79,900 GLVAR
• 2019-01-01 Listing Removed — GLVAR
• 2018-07-15 Listed $89,999 GLVAR

Property tax history

-0.6%/yr

Latest (2025): $603 · +3.7% YoY. Source: county tax records.