3930 Sagebrush Ave · Pahrump, NV 89048

$150,000

3 bd · 2.0 ba · 1,635 sqft · Other public records · 1 Days on market

Built 1999 1.10 ac lot

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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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• 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

SWEETER THAN SWEET THIS HOME HAS IT ALL WRAPED UP IN ONE PACKAGE - FRONT LIVING ROOM WITH VIEW OF MOUNTAINS - DINING AREA WITH BUILT-IN HUTCH - STEP SAVER KITCHEN WITH CENTER ISLAND - SPLIT FLOOR PLAN - MBR IS VERY SPACIOUS - FRONT COVERED PATIO - TREES GALORE - 2 CAR DETACHED GARAGE - FULL CHAIN LINK FENCE SURROUNDS THE PROPERTY - SO MUCH FOR SO LITTLE - WRITE YOUR OFFER TODAY !!!

Key facts

• 1.1 acre lot
• 2 garage spots
• Built 1999

Property features AI

Finance

• Financial info: Annual tax amount listed (excluded from details per instructions)

Exterior

• Parking: Detached 2-car garage; Private parking; RV potential with RV access/parking
• Security: None listed
• Utilities: Above-ground utilities; Private well water; Septic system available/installed; Photovoltaics: none noted
• Home design: Single family property; Faces south; Resale
• Construction: Composition / shingle roof; Mobile dimensions noted: 60' x 26'
• Exterior features: Chain link full fencing; One to five acre lot; Desert landscaping; Landscaped

Interior

• Kitchen: Kitchen with island; Electric range
• Bedrooms: 3 bedrooms total; Bedroom 3 (13 x 12) with ceiling fan and ceiling light; Bedroom 2 (13 x 12) with ceiling fan and ceiling light; Primary bedroom (16 x 14)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric cooling (air conditioning)
• Interior features: Unfurnished; Bedroom on main level; Primary bedroom downstairs; PBR separate from other (primary bathroom layout)
• Laundry & utility: Laundry room with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.7% 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.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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 $52k; list at $150k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.57%
• DSCR: 1.38
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.73% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-13,381
• Equity at exit: $22,365

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,307
• Equity at exit: $12,969

Cash invested: $42,000 (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 89048

• Home prices YoY: -7.2%
• Rents YoY: 2.7%
• Active inventory: 1116
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,521 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$52 /mo · $627/yr
• Insurance: −$62
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $178

Break-even live

Break-even rent $1,296

Max offer price $150,000

Occupancy floor 83%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-25
   status Pending
2. 2026-05-25
   listed $150,000 Active
3. 2011-09-12
   soldstatus $52,500 Sold 384-char remark

   Show marketing remark (384 chars)

   SWEETER THAN SWEET THIS HOME HAS IT ALL WRAPED UP IN ONE PACKAGE - FRONT LIVING ROOM WITH VIEW OF MOUNTAINS - DINING AREA WITH BUILT-IN HUTCH - STEP SAVER KITCHEN WITH CENTER ISLAND - SPLIT FLOOR PLAN - MBR IS VERY SPACIOUS - FRONT COVERED PATIO - TREES GALORE - 2 CAR DETACHED GARAGE - FULL CHAIN LINK FENCE SURROUNDS THE PROPERTY - SO MUCH FOR SO LITTLE - WRITE YOUR OFFER TODAY !!!

4. 2011-08-05
   status Pending 384-char remark

   Show marketing remark (384 chars)

   SWEETER THAN SWEET THIS HOME HAS IT ALL WRAPED UP IN ONE PACKAGE - FRONT LIVING ROOM WITH VIEW OF MOUNTAINS - DINING AREA WITH BUILT-IN HUTCH - STEP SAVER KITCHEN WITH CENTER ISLAND - SPLIT FLOOR PLAN - MBR IS VERY SPACIOUS - FRONT COVERED PATIO - TREES GALORE - 2 CAR DETACHED GARAGE - FULL CHAIN LINK FENCE SURROUNDS THE PROPERTY - SO MUCH FOR SO LITTLE - WRITE YOUR OFFER TODAY !!!

5. 2011-08-01
   listed $62,500 Exclusive Right 384-char remark

   Show marketing remark (384 chars)

   SWEETER THAN SWEET THIS HOME HAS IT ALL WRAPED UP IN ONE PACKAGE - FRONT LIVING ROOM WITH VIEW OF MOUNTAINS - DINING AREA WITH BUILT-IN HUTCH - STEP SAVER KITCHEN WITH CENTER ISLAND - SPLIT FLOOR PLAN - MBR IS VERY SPACIOUS - FRONT COVERED PATIO - TREES GALORE - 2 CAR DETACHED GARAGE - FULL CHAIN LINK FENCE SURROUNDS THE PROPERTY - SO MUCH FOR SO LITTLE - WRITE YOUR OFFER TODAY !!!

ⓘ 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: $627 · $52/mo
• Projected year-2 tax: $885 · $74/mo
• Expected delta: +$258/yr (+$22/mo · 41.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AO · 50% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $18,249
• − Mortgage interest: −$8,402
• − Property taxes: −$627
• − Insurance: −$2,218
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$4,364
• Taxable loss: −$281
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $2,201/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

+140.0% since first listed

5 events — show timeline

• 2026-05-25 Pending — GLVAR
• 2026-05-25 Listed $150,000 GLVAR
• 2011-09-12 Sold (MLS) $52,500 GLVAR
• 2011-08-05 Pending — GLVAR
• 2011-08-01 Listed $62,500 GLVAR

Property tax history

-4.0%/yr

Latest (2025): $627 · +3.7% YoY. Source: county tax records.