2390 N Lola Ln · Pahrump, NV 89060

$174,999

2 bd · 1.0 ba · 728 sqft · Manufactured · 26 Days on market

Built 1997 1.00 ac lot $240/sqft · 18% below area Est $215k · 18% 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).

• Cash flow +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +3.4/10.0
• 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

Listing remarks MLS

This charming 2-bedroom, 1-bathroom home is situated on a spacious 1-acre property, offering plenty of outdoor space. Recently renovated, the home features modern, stylish flooring throughout, creating a sleek and contemporary look. The open-concept living area provides a seamless flow between the living, dining, and kitchen spaces, making it ideal for everyday living. The appliances are on propane including the stove! This home is perfect for enjoying rural living on a beautiful 1 acre parcel that is on a blank canvas.

Key facts

• 1 acre lot
• Built 1997
• Listed 26 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/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 $146k (16.5% below list).
• Recommended offer: $146k (16.5% 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.
• This rent runs 35% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 26 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $18k; list at $175k implies a 846% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $146,182 (16.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.84% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 10.0

CMA / ARV

• ARV (median comp): $214,659
• List price: $174,999
• Delta: -18.48%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2360 N Linda St	0.51mi	2/1.5	648 (-11%)	18mo	$120,000	$185	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-19,909
• Equity at exit: $26,093

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-6,719
• Equity at exit: $15,131

Cash invested: $49,000 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,462 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$30 /mo · $361/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $134

Break-even live

Break-even rent $1,292

Max offer price $174,999

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-01
   status $174,999 Pending 26 DOM
2. 2026-05-31
   days on market $174,999 Active 26 DOM
3. 2026-05-30
   days on market $174,999 Active 25 DOM
4. 2026-05-09
   status Active 525-char remark

   Show marketing remark (525 chars)

   This charming 2-bedroom, 1-bathroom home is situated on a spacious 1-acre property, offering plenty of outdoor space. Recently renovated, the home features modern, stylish flooring throughout, creating a sleek and contemporary look. The open-concept living area provides a seamless flow between the living, dining, and kitchen spaces, making it ideal for everyday living. The appliances are on propane including the stove! This home is perfect for enjoying rural living on a beautiful 1 acre parcel that is on a blank canvas.

5. 2026-04-23
   status Pending 525-char remark

   Show marketing remark (525 chars)

   This charming 2-bedroom, 1-bathroom home is situated on a spacious 1-acre property, offering plenty of outdoor space. Recently renovated, the home features modern, stylish flooring throughout, creating a sleek and contemporary look. The open-concept living area provides a seamless flow between the living, dining, and kitchen spaces, making it ideal for everyday living. The appliances are on propane including the stove! This home is perfect for enjoying rural living on a beautiful 1 acre parcel that is on a blank canvas.

6. 2026-04-19
   listed $174,999 Active 525-char remark

   Show marketing remark (525 chars)

   This charming 2-bedroom, 1-bathroom home is situated on a spacious 1-acre property, offering plenty of outdoor space. Recently renovated, the home features modern, stylish flooring throughout, creating a sleek and contemporary look. The open-concept living area provides a seamless flow between the living, dining, and kitchen spaces, making it ideal for everyday living. The appliances are on propane including the stove! This home is perfect for enjoying rural living on a beautiful 1 acre parcel that is on a blank canvas.

7. 2026-04-18
   historical
8. 2026-02-08
   price $174,999
9. 2025-10-20
   listed $179,999 Active
10. 2003-05-23
    soldstatus $18,500

ⓘ 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: $361 · $30/mo
• Projected year-2 tax: $1,032 · $86/mo
• Expected delta: +$671/yr (+$56/mo · 185.9%)

ⓘ 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 3/10 Moderate
• 🌡 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: $17,542
• − Mortgage interest: −$9,803
• − Property taxes: −$361
• − Insurance: −$875
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$5,091
• Taxable loss: −$1,394
• Est. tax savings @ 24.0%: +$335
• After-tax cash flow: $1,944/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

+845.9% since first listed

7 events — show timeline

• 2026-05-09 Relisted — GLVAR
• 2026-04-23 Pending — GLVAR
• 2026-04-19 Listed $174,999 GLVAR
• 2026-04-18 Listing Removed — GLVAR
• 2026-02-08 Price Changed $174,999 GLVAR
• 2025-10-20 Listed $179,999 GLVAR
• 2003-05-23 Sold (Public Records) $18,500 Public Records

Property tax history

-0.9%/yr

Latest (2025): $361 · +4.1% YoY. Source: county tax records.