1730 Keenan Way #2 · Pahrump, NV 89048

$250,000

4 bd · 2.0 ba · 1,567 sqft · Manufactured public records · 40 Days on market

Built 1988 1.10 ac lot $160/sqft · 9% above area Est $230k · 9% over

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Why this score? — see what drove the F 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 +12.5/30.0
• DSCR +3.7/10.0
• ARV discount +3.6/15.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in the growing community of Pahrump, this charming approximately 1,500 sq. ft. home sits on an expansive 47,916 sq. ft. lot—over an acre of fully fenced property offering privacy, space, and endless possibilities. The interior features fresh new paint, brand-new carpet, and attractive laminate flooring, creating a clean and inviting atmosphere throughout. Outside, enjoy the convenience of two roll gates and a circular gravel driveway providing easy access and ample parking. With plenty of room for RVs, toys, animals, or future additions, this property offers the perfect blend of comfort and country-style living.

Key facts

• Expansive lot
• Two roll gates
• Room for rvs

Tags

• EXPANSIVE LOT
• FULLY FENCED PROPERTY
• TWO ROLL GATES
• CIRCULAR GRAVEL DRIVEWAY
• ROOM FOR RVS

Property features AI

Finance

• Other: Lot size approximately 1.1 acres

Exterior

• Parking: Attached carport; 1-car carport space; Open parking; RV potential with RV access/parking
• Utilities: Above ground utilities; Septic tank (septic installed); Water from well/shared well/community coop/private; Photovoltaics: none
• Home design: Single-story home; Faces west; Resale property; Single family zoning
• Construction: Asphalt roof; Mobile home dimensions approximately 57' x 23'
• Exterior features: Covered patio; Patio; Private yard; Chain link full fencing; One to five acres lot; Desert landscaping; Landscaped grounds

Interior

• Kitchen: Kitchen with tile countertops
• Bedrooms: Up to 4 possible bedrooms; Bedroom 2 with closet (12x12); Bedroom 3 with closet (12x12); Bedroom 4 with closet (12x13); Primary bedroom with walk-in closet (14x13)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; Primary bath with separate shower and separate tub
• Heating & cooling: Central heating (gas); Central electric cooling
• Interior features: Unfurnished; Bedroom on main level; Primary bedroom downstairs; Vaulted ceiling in great room; Tile countertops
• Laundry & utility: Laundry room; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $-35 ($-425/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (24.6% below list).
• Recommended offer: $188k (24.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Rents rising (+2.7%/yr); 1120 active listings in the ZIP.
• This rent runs 37% of the median local income ($61k/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 $2k of loan paydown is wiped out by about $8k 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 40 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $112k; list at $250k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,419 (24.6% 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 40 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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: 0.75% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 11.1

CMA / ARV

• ARV (median comp): $229,949
• List price: $250,000
• Delta: 8.72%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1370 Bridger St	0.53mi	3/2.0 (-1)	1,615 (+3%)	8mo	$280,000	$173	58
1580 Keenan Way #2	0.15mi	3/2.0 (-1)	1,707 (+9%)	21mo	$355,000	$208	56
6820 Surrey Ln	0.37mi	3/2.0 (-1)	1,512 (-4%)	22mo	$300,000	$198	53
1181 Carson St #1	0.71mi	3/2.0 (-1)	1,488 (-5%)	4mo	$300,000	$202	50
6321 Vicki Ann Rd	0.62mi	3/2.0 (-1)	1,560 (-0%)	22mo	$225,000	$144	47
6160 Willis St	0.71mi	3/2.0 (-1)	1,500 (-4%)	12mo	$335,000	$223	44

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-43,372
• Equity at exit: $37,276

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-43,147
• Equity at exit: $21,615

Cash invested: $70,000 (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: 1120
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,884 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-35

Break-even live

Break-even rent $1,929

Max offer price $243,748

Occupancy floor 97%

Sensitivity live

Price	-10% $106	-5% $35	+0% $-35	+5% $-106	+10% $-177
Rent	-10% $-184	-5% $-110	+0% $-35	+5% $39	+10% $113
Rate	-1.0pp $91	-0.5pp $28	base $-35	+0.5pp $-100	+1.0pp $-166

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $250,000 Active 40 DOM
2. 2026-06-19
   days on market $250,000 Active 37 DOM
3. 2026-06-18
   days on market $250,000 Active 36 DOM
4. 2026-06-17
   days on market $250,000 Active 35 DOM
5. 2026-06-16
   days on market $250,000 Active 34 DOM
6. 2026-06-15
   days on market $250,000 Active 33 DOM
7. 2026-06-14
   days on market $250,000 Active 31 DOM
8. 2026-06-12
   days on market $250,000 Active 30 DOM
9. 2026-06-09
   days on market $250,000 Active 27 DOM
10. 2026-06-08
    days on market $250,000 Active 26 DOM
11. 2026-06-07
    days on market $250,000 Active 25 DOM
12. 2026-06-03
    days on market $250,000 Active 21 DOM
13. 2026-06-02
    days on market $250,000 Active 20 DOM
14. 2026-06-01
    days on market $250,000 Active 19 DOM
15. 2026-05-31
    days on market $250,000 Active 18 DOM
16. 2026-05-30
    days on market $250,000 Active 17 DOM
17. 2026-05-12
    listed $320,000 Active 633-char remark
18. 2014-06-06
    soldstatus $112,500
19. 2004-05-07
    soldstatus $115,000

ⓘ 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: $1,304 · $109/mo
• Projected year-2 tax: $1,475 · $123/mo
• Expected delta: +$171/yr (+$14/mo · 13.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 17 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: $22,610
• − Mortgage interest: −$14,004
• − Property taxes: −$1,304
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$7,273
• Taxable loss: −$4,838
• Est. tax savings @ 24.0%: +$1,161
• After-tax cash flow: $737/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

+117.4% since first listed

4 events — show timeline

• 2026-05-28 Price Changed $250,000 GLVAR
• 2026-05-12 Listed $320,000 GLVAR
• 2014-06-06 Sold (Public Records) $112,500 Public Records
• 2004-05-07 Sold (Public Records) $115,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,304 · +6.0% YoY. Source: county tax records.