1422 Pawnee St · Sandy Valley, NV 89019

$65,000

2 bd · 1.0 ba · 624 sqft · Manufactured · 1 Days on market

Built 1972 2.06 ac lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2.06 ACRES WITH LOTS OF FRUIT TREES OVER 40: PEACHES, PEARS, APPLES, GRAPES, APRICOT & CALIFORANIA WALNUT * WELL 147 FEET DEEP * SEPTIC SYSTEM * SPRINKLER SYSTEM IS AUTOMATIC * OUTDOOR SHED INCL * COVERED PATIO * KITCHEN HAS:UPGRADED CABINETS, TILE BACKSPLASH, TILE FLOOR, LIGHTS OVER BREAKFAST BAR, CROWN MOULDING * FAMILY ROOM HAS:WOOD LAMINATE FLOOR, FRENCH DOORS * BATH HAS:CULTURED MARBLE SINK WITH TILE FLOOR * ALSO UPGRADED INTERIOR DOORS *

Key facts

• 2.06 acre lot
• Built 1972

Property features AI

Finance

• Other: Lot between one and five acres (approx. 2.06 acres); Desert landscaping and landscaped areas; Zoning allows horses and single-family use

Exterior

• Parking: Open parking; RV parking potential and RV access
• Utilities: Above-ground utilities available; Private well water; Septic system (septic tank) available
• Home design: Single-story home; Faces west; Resale property
• Construction: Metal roof; Mobile home dimensions approximately 52 ft by 12 ft; Resale construction
• Exterior features: Private yard; Awnings; Chain link fencing (full)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 possible bedrooms (one listed as 'Bedroom 2'); Bedroom dimensions include 10 x 10 and 10 x 12
• Flooring: Linoleum; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Evaporative cooling (electric); Cooling present
• Interior features: Partially furnished; Primary bedroom located downstairs; Closets in bedrooms
• Laundry & utility: Washer/dryer location not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).

Location & tenants

• Location reads 62/100 on livability (#65 in NV) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Clark County School District (urban): math 21% / reading 39% proficiency, ranked #11 of 17 in NV (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 14,754 units permitted in Clark County in 2024 (2,301 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($449 loan paydown + $4k appreciation (6.6% local appreciation)).
• Clark County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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 $39k; list at $65k implies a 67% 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 $65,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.80% ✓
• Cap rate: 16.30%
• Cash-on-cash: 35.74%
• DSCR: 2.59
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.8%
• Equity multiple: 4.06×
• Total profit: $55,654
• Equity at exit: $43,400

10-year hold

• IRR: 43.2%
• Equity multiple: 8.48×
• Total profit: $136,085
• Equity at exit: $80,994

Cash invested: $18,200 (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 89019

• Home prices YoY: 2.6%
• Active inventory: 53
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$16 /mo · $187/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $542

Break-even live

Break-even rent $485

Max offer price $65,000

Occupancy floor 49%

Sensitivity live

Price	-10% $579	-5% $560	+0% $542	+5% $524	+10% $505
Rent	-10% $449	-5% $496	+0% $542	+5% $588	+10% $635
Rate	-1.0pp $575	-0.5pp $559	base $542	+0.5pp $525	+1.0pp $508

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-27
   status Pending
2. 2026-05-25
   listed $65,000 Active
3. 2013-03-22
   soldstatus $39,000 Sold 453-char remark

   Show marketing remark (453 chars)

   2.06 ACRES WITH LOTS OF FRUIT TREES OVER 40: PEACHES, PEARS, APPLES, GRAPES, APRICOT & CALIFORANIA WALNUT * WELL 147 FEET DEEP * SEPTIC SYSTEM * SPRINKLER SYSTEM IS AUTOMATIC * OUTDOOR SHED INCL * COVERED PATIO * KITCHEN HAS:UPGRADED CABINETS, TILE BACKSPLASH, TILE FLOOR, LIGHTS OVER BREAKFAST BAR, CROWN MOULDING * FAMILY ROOM HAS:WOOD LAMINATE FLOOR, FRENCH DOORS * BATH HAS:CULTURED MARBLE SINK WITH TILE FLOOR * ALSO UPGRADED INTERIOR DOORS *

4. 2013-03-16
   status Pending 453-char remark

   Show marketing remark (453 chars)

   2.06 ACRES WITH LOTS OF FRUIT TREES OVER 40: PEACHES, PEARS, APPLES, GRAPES, APRICOT & CALIFORANIA WALNUT * WELL 147 FEET DEEP * SEPTIC SYSTEM * SPRINKLER SYSTEM IS AUTOMATIC * OUTDOOR SHED INCL * COVERED PATIO * KITCHEN HAS:UPGRADED CABINETS, TILE BACKSPLASH, TILE FLOOR, LIGHTS OVER BREAKFAST BAR, CROWN MOULDING * FAMILY ROOM HAS:WOOD LAMINATE FLOOR, FRENCH DOORS * BATH HAS:CULTURED MARBLE SINK WITH TILE FLOOR * ALSO UPGRADED INTERIOR DOORS *

5. 2013-03-08
   historical Contingent Offer 453-char remark

   Show marketing remark (453 chars)

   2.06 ACRES WITH LOTS OF FRUIT TREES OVER 40: PEACHES, PEARS, APPLES, GRAPES, APRICOT & CALIFORANIA WALNUT * WELL 147 FEET DEEP * SEPTIC SYSTEM * SPRINKLER SYSTEM IS AUTOMATIC * OUTDOOR SHED INCL * COVERED PATIO * KITCHEN HAS:UPGRADED CABINETS, TILE BACKSPLASH, TILE FLOOR, LIGHTS OVER BREAKFAST BAR, CROWN MOULDING * FAMILY ROOM HAS:WOOD LAMINATE FLOOR, FRENCH DOORS * BATH HAS:CULTURED MARBLE SINK WITH TILE FLOOR * ALSO UPGRADED INTERIOR DOORS *

6. 2013-02-09
   status Exclusive Right 453-char remark

   Show marketing remark (453 chars)

   2.06 ACRES WITH LOTS OF FRUIT TREES OVER 40: PEACHES, PEARS, APPLES, GRAPES, APRICOT & CALIFORANIA WALNUT * WELL 147 FEET DEEP * SEPTIC SYSTEM * SPRINKLER SYSTEM IS AUTOMATIC * OUTDOOR SHED INCL * COVERED PATIO * KITCHEN HAS:UPGRADED CABINETS, TILE BACKSPLASH, TILE FLOOR, LIGHTS OVER BREAKFAST BAR, CROWN MOULDING * FAMILY ROOM HAS:WOOD LAMINATE FLOOR, FRENCH DOORS * BATH HAS:CULTURED MARBLE SINK WITH TILE FLOOR * ALSO UPGRADED INTERIOR DOORS *

7. 2013-02-03
   historical Contingent Offer 453-char remark

   Show marketing remark (453 chars)

   2.06 ACRES WITH LOTS OF FRUIT TREES OVER 40: PEACHES, PEARS, APPLES, GRAPES, APRICOT & CALIFORANIA WALNUT * WELL 147 FEET DEEP * SEPTIC SYSTEM * SPRINKLER SYSTEM IS AUTOMATIC * OUTDOOR SHED INCL * COVERED PATIO * KITCHEN HAS:UPGRADED CABINETS, TILE BACKSPLASH, TILE FLOOR, LIGHTS OVER BREAKFAST BAR, CROWN MOULDING * FAMILY ROOM HAS:WOOD LAMINATE FLOOR, FRENCH DOORS * BATH HAS:CULTURED MARBLE SINK WITH TILE FLOOR * ALSO UPGRADED INTERIOR DOORS *

8. 2012-11-15
   price $39,900 453-char remark

   Show marketing remark (453 chars)

   2.06 ACRES WITH LOTS OF FRUIT TREES OVER 40: PEACHES, PEARS, APPLES, GRAPES, APRICOT & CALIFORANIA WALNUT * WELL 147 FEET DEEP * SEPTIC SYSTEM * SPRINKLER SYSTEM IS AUTOMATIC * OUTDOOR SHED INCL * COVERED PATIO * KITCHEN HAS:UPGRADED CABINETS, TILE BACKSPLASH, TILE FLOOR, LIGHTS OVER BREAKFAST BAR, CROWN MOULDING * FAMILY ROOM HAS:WOOD LAMINATE FLOOR, FRENCH DOORS * BATH HAS:CULTURED MARBLE SINK WITH TILE FLOOR * ALSO UPGRADED INTERIOR DOORS *

9. 2012-06-27
   price $50,000 453-char remark

   Show marketing remark (453 chars)

   2.06 ACRES WITH LOTS OF FRUIT TREES OVER 40: PEACHES, PEARS, APPLES, GRAPES, APRICOT & CALIFORANIA WALNUT * WELL 147 FEET DEEP * SEPTIC SYSTEM * SPRINKLER SYSTEM IS AUTOMATIC * OUTDOOR SHED INCL * COVERED PATIO * KITCHEN HAS:UPGRADED CABINETS, TILE BACKSPLASH, TILE FLOOR, LIGHTS OVER BREAKFAST BAR, CROWN MOULDING * FAMILY ROOM HAS:WOOD LAMINATE FLOOR, FRENCH DOORS * BATH HAS:CULTURED MARBLE SINK WITH TILE FLOOR * ALSO UPGRADED INTERIOR DOORS *

10. 2012-03-24
    price $50,900 453-char remark

    Show marketing remark (453 chars)

    2.06 ACRES WITH LOTS OF FRUIT TREES OVER 40: PEACHES, PEARS, APPLES, GRAPES, APRICOT & CALIFORANIA WALNUT * WELL 147 FEET DEEP * SEPTIC SYSTEM * SPRINKLER SYSTEM IS AUTOMATIC * OUTDOOR SHED INCL * COVERED PATIO * KITCHEN HAS:UPGRADED CABINETS, TILE BACKSPLASH, TILE FLOOR, LIGHTS OVER BREAKFAST BAR, CROWN MOULDING * FAMILY ROOM HAS:WOOD LAMINATE FLOOR, FRENCH DOORS * BATH HAS:CULTURED MARBLE SINK WITH TILE FLOOR * ALSO UPGRADED INTERIOR DOORS *

11. 2012-03-23
    price $50,000 453-char remark

    Show marketing remark (453 chars)

    2.06 ACRES WITH LOTS OF FRUIT TREES OVER 40: PEACHES, PEARS, APPLES, GRAPES, APRICOT & CALIFORANIA WALNUT * WELL 147 FEET DEEP * SEPTIC SYSTEM * SPRINKLER SYSTEM IS AUTOMATIC * OUTDOOR SHED INCL * COVERED PATIO * KITCHEN HAS:UPGRADED CABINETS, TILE BACKSPLASH, TILE FLOOR, LIGHTS OVER BREAKFAST BAR, CROWN MOULDING * FAMILY ROOM HAS:WOOD LAMINATE FLOOR, FRENCH DOORS * BATH HAS:CULTURED MARBLE SINK WITH TILE FLOOR * ALSO UPGRADED INTERIOR DOORS *

12. 2012-02-07
    price $48,900 453-char remark

    Show marketing remark (453 chars)

    2.06 ACRES WITH LOTS OF FRUIT TREES OVER 40: PEACHES, PEARS, APPLES, GRAPES, APRICOT & CALIFORANIA WALNUT * WELL 147 FEET DEEP * SEPTIC SYSTEM * SPRINKLER SYSTEM IS AUTOMATIC * OUTDOOR SHED INCL * COVERED PATIO * KITCHEN HAS:UPGRADED CABINETS, TILE BACKSPLASH, TILE FLOOR, LIGHTS OVER BREAKFAST BAR, CROWN MOULDING * FAMILY ROOM HAS:WOOD LAMINATE FLOOR, FRENCH DOORS * BATH HAS:CULTURED MARBLE SINK WITH TILE FLOOR * ALSO UPGRADED INTERIOR DOORS *

13. 2011-09-29
    listed $64,900 Exclusive Right 453-char remark

    Show marketing remark (453 chars)

    2.06 ACRES WITH LOTS OF FRUIT TREES OVER 40: PEACHES, PEARS, APPLES, GRAPES, APRICOT & CALIFORANIA WALNUT * WELL 147 FEET DEEP * SEPTIC SYSTEM * SPRINKLER SYSTEM IS AUTOMATIC * OUTDOOR SHED INCL * COVERED PATIO * KITCHEN HAS:UPGRADED CABINETS, TILE BACKSPLASH, TILE FLOOR, LIGHTS OVER BREAKFAST BAR, CROWN MOULDING * FAMILY ROOM HAS:WOOD LAMINATE FLOOR, FRENCH DOORS * BATH HAS:CULTURED MARBLE SINK WITH TILE FLOOR * ALSO UPGRADED INTERIOR DOORS *

14. 2010-06-15
    historical
15. 2009-12-18
    listed $67,000
16. 1999-03-22
    soldstatus $13,000

ⓘ 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: $187 · $16/mo
• Projected year-2 tax: $384 · $32/mo
• Expected delta: +$197/yr (+$16/mo · 105.2%)

ⓘ 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 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,059
• − Mortgage interest: −$3,641
• − Property taxes: −$187
• − Insurance: −$325
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$1,891
• Taxable income: $5,766
• Est. tax owed @ 24.0%: −$1,384
• After-tax cash flow: $5,121/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: Clark County School District
• NCES district ID: 3200060
• Math proficiency: 21% ▼ -13.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $53,611
• Composite: 26.48/100
• National rank: #7211
• State rank: #11 of 17 in NV

Livability — Sandy Valley

• Score: 62/100
• State rank: #65
• US rank: #16992

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sandy Valley, NV
• Population (ZIP): 2,355

Population outlook (Clark County) Hauer SSP2

• Today (2025): 2,504,101 people
• By 2030: 2,693,770 · +7.6%
• By 2040: 3,061,208 · +22.2%
• By 2050: 3,400,072 · +35.8%
• By 2075: 4,139,522 · +65.3%
• By 2100: 4,596,916 · +83.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Asian 10% Hispanic / Latino 6% Two or more races 5% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 3% Lithuanian 3% Portuguese 2%
• Foreign-born: 14% · Canada
• Languages at home: 83% English-only · Tagalog/Filipino 6% Spanish 5% Other Indo-European 3%

Political lean MEDSL · Clark

• 2024 margin: Toss-up / Even · D 50.4% · R 47.8% · Other 1.7%
• 2008→2024 swing: -16.5pp toward R · 2008: 19.1pp · 2024: 2.6pp
• All cycles: 2024: D+2.6 2020: D+9.3 2016: D+10.7 2012: D+14.5 2008: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.61%
• Current HPI: 262.4
• Rent YoY: —
• Metro: —
• 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

+400.0% since first listed

16 events — show timeline

• 2026-05-27 Pending — GLVAR
• 2026-05-25 Listed $65,000 GLVAR
• 2013-03-22 Sold (MLS) $39,000 GLVAR
• 2013-03-16 Pending — GLVAR
• 2013-03-08 Contingent — GLVAR
• 2013-02-09 Relisted — GLVAR
• 2013-02-03 Contingent — GLVAR
• 2012-11-15 Price Changed $39,900 GLVAR
• 2012-06-27 Price Changed $50,000 GLVAR
• 2012-03-24 Price Changed $50,900 GLVAR
• 2012-03-23 Price Changed $50,000 GLVAR
• 2012-02-07 Price Changed $48,900 GLVAR
• 2011-09-29 Listed $64,900 GLVAR
• 2010-06-15 Listing Removed — GLVAR
• 2009-12-18 Listed $67,000 GLVAR
• 1999-03-22 Sold (Public Records) $13,000 Public Records

Property tax history

-3.8%/yr

Latest (2025): $187 · +1.7% YoY. Source: county tax records.