4625 S Sicily Ln · Pahrump, NV 89061

$335,000

3 bd · 2.0 ba · 1,762 sqft · SingleFamily public records · 77 Days on market

Built 2024 5,180 sqft lot $190/sqft · 8% below area Est $364k · 8% under $110/mo HOA · 5% of rent ↓ 4% since listing

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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).

• ARV discount +11.1/15.0
• Cash flow +7.1/30.0
• Appreciation +6.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +1.9/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Oversized corner lot in a quiet, low traffic community with HOA under $100/month, located across from the well maintained Mountain Falls golf course. Backyard is ready for your imagination. This 3 bedroom, 2 bath home includes a 2 car garage and a functional split bedroom layout for added privacy. The foyer opens into the kitchen and gathering room. Open concept design includes a casual dining area and gathering space with direct access to the outdoor living area. The primary suite is set on one side and features a large bedroom, spa-like bath, and a walk-in closet. Secondary bedrooms are on the opposite side. Full laundry room with upper cabinets. All appliances included. Enjoy Mountain Falls amenities including clubhouse with lakeside dining, billiards room, fitness center, three pools, RV storage (low fee), and an 18-hole golf course with pro shop, driving range, and lessons. Nearby wineries and trails. 45 minutes to Las Vegas.

Key facts

• Oversized corner lot
• Outdoor living area
• Full laundry room

Tags

• OVERSIZED CORNER LOT
• QUIET LOW TRAFFIC COMMUNITY
• OUTDOOR LIVING AREA
• FULL LAUNDRY ROOM
• ALL APPLIANCES INCLUDED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-470 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (24.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (31.4% below list).
• Recommended offer: $230k (31.4% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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: 281 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes.
• This rent runs 35% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $9k appreciation (2.8% local appreciation)).
• Nye County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.

Recommended offer $229,864 (31.4% 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 77 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.69% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.02%
• DSCR: 0.73
• GRM: 12.1

CMA / ARV

• ARV (median comp): $363,895
• List price: $335,000
• Delta: -7.94%
• 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
6011 E Trevano Ave	0.07mi	3/2.0	1,744 (-1%)	4mo	$330,000	$189	92
4465 Golden Horizon St	0.15mi	3/2.5	1,724 (-2%)	1mo	$361,185	$210	86
4475 Golden Horizon St	0.15mi	3/2.5	1,724 (-2%)	1mo	$375,000	$218	86
4455 Golden Horizon St	0.18mi	3/2.5	1,724 (-2%)	2mo	$384,160	$223	85
5490 E San Pietro Dr	0.47mi	3/2.0	1,756 (-0%)	4mo	$422,900	$241	75
5776 E Badlands Ln	0.40mi	3/2.0	1,681 (-5%)	3mo	$290,000	$173	71
4525 S Pava Ave	0.16mi	3/2.0	1,511 (-14%)	5mo	$323,000	$214	64
5495 Finestra St	0.49mi	3/2.0	1,611 (-9%)	3mo	$305,000	$189	60
4860 Prato Way	0.64mi	3/2.0	1,546 (-12%)	2mo	$321,000	$208	48
5396 Carrara Pointe St	0.59mi	3/2.0	1,546 (-12%)	5mo	$305,000	$197	48
5341 E La Campana Dr	0.61mi	3/2.0	1,533 (-13%)	2mo	$335,000	$219	48
4317 Via Vinci Ct	0.57mi	3/3.0	2,017 (+14%)	7mo	$370,000	$183	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.07×
• Total profit: $6,603
• Equity at exit: $146,581

10-year hold

• IRR: 5.0%
• Equity multiple: 1.75×
• Total profit: $70,345
• Equity at exit: $222,800

Cash invested: $93,800 (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 89061

• Home prices YoY: 1.1%
• Active inventory: 281
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,299 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$280 /mo · $3,360/yr
• Insurance: −$140
• HOA: −$110
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-470

Break-even live

Break-even rent $2,894

Max offer price $251,893

Occupancy floor —

Sensitivity live

Price	-10% $-281	-5% $-376	+0% $-470	+5% $-565	+10% $-660
Rent	-10% $-652	-5% $-561	+0% $-470	+5% $-380	+10% $-289
Rate	-1.0pp $-302	-0.5pp $-385	base $-470	+0.5pp $-557	+1.0pp $-646

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5980 Drosetta Ave Pahrump, NV	2.0	2.0	1511	$2,195	$1.45	25d	1	0.06mi
5720 Al Fresco Ave Pahrump, NV	3.0	2.0	2245	$2,350	$1.05	25d	1	0.34mi
5819 E Badlands Ln Pahrump, NV	4.0	2.0	2058	$2,200	$1.07	3d	1	0.36mi
5776 E Badlands Ln Pahrump, NV	3.0	2.0	1681	$1,995	$1.19	25d	1	0.40mi
4881 Castello Way Pahrump, NV	3.0	2.0	1772	$2,035	$1.15	21d	1	0.46mi
5485 San Pietro Dr Pahrump, NV	3.0	2.0	1533	$2,200	$1.44	25d	1	0.47mi
4921 Novelli Pl Pahrump, NV	3.0	2.0	1451	$2,050	$1.41	45d	1	0.53mi
5406 Carrara Pointe St Pahrump, NV	3.0	2.0	1772	$2,000	$1.13	9d	1	0.59mi
5190 Lignum Ave Pahrump, NV	2.0	2.0	1833	$2,100	$1.15	19d	1	0.86mi

HOA detail

• Monthly dues: $110 · $1,320/yr
• Likely covers: gaspoolgym

Listing history 16 events

1. 2026-06-18
   days on market $335,000 Active 77 DOM
2. 2026-06-17
   days on market $335,000 Active 76 DOM
3. 2026-06-16
   days on market $335,000 Active 75 DOM
4. 2026-06-15
   days on market $335,000 Active 74 DOM
5. 2026-06-14
   days on market $335,000 Active 72 DOM
6. 2026-06-12
   days on market $335,000 Active 71 DOM
7. 2026-06-09
   days on market $335,000 Active 68 DOM
8. 2026-06-08
   days on market $335,000 Active 67 DOM
9. 2026-06-07
   days on market $335,000 Active 66 DOM
10. 2026-06-03
    days on market $335,000 Active 62 DOM
11. 2026-06-02
    days on market $335,000 Active 61 DOM
12. 2026-06-01
    days on market $335,000 Active 60 DOM
13. 2026-05-31
    days on market $335,000 Active 59 DOM
14. 2026-05-30
    days on market $335,000 Active 58 DOM
15. 2026-05-18
    price $335,000 944-char remark

    Show marketing remark (944 chars)

    Oversized corner lot in a quiet, low traffic community with HOA under $100/month, located across from the well maintained Mountain Falls golf course. Backyard is ready for your imagination. This 3 bedroom, 2 bath home includes a 2 car garage and a functional split bedroom layout for added privacy. The foyer opens into the kitchen and gathering room. Open concept design includes a casual dining area and gathering space with direct access to the outdoor living area. The primary suite is set on one side and features a large bedroom, spa-like bath, and a walk-in closet. Secondary bedrooms are on the opposite side. Full laundry room with upper cabinets. All appliances included. Enjoy Mountain Falls amenities including clubhouse with lakeside dining, billiards room, fitness center, three pools, RV storage (low fee), and an 18-hole golf course with pro shop, driving range, and lessons. Nearby wineries and trails. 45 minutes to Las Vegas.

16. 2026-04-02
    listed $350,000 Active 944-char remark

    Show marketing remark (944 chars)

    Oversized corner lot in a quiet, low traffic community with HOA under $100/month, located across from the well maintained Mountain Falls golf course. Backyard is ready for your imagination. This 3 bedroom, 2 bath home includes a 2 car garage and a functional split bedroom layout for added privacy. The foyer opens into the kitchen and gathering room. Open concept design includes a casual dining area and gathering space with direct access to the outdoor living area. The primary suite is set on one side and features a large bedroom, spa-like bath, and a walk-in closet. Secondary bedrooms are on the opposite side. Full laundry room with upper cabinets. All appliances included. Enjoy Mountain Falls amenities including clubhouse with lakeside dining, billiards room, fitness center, three pools, RV storage (low fee), and an 18-hole golf course with pro shop, driving range, and lessons. Nearby wineries and trails. 45 minutes to Las Vegas.

ⓘ 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: $3,360 · $280/mo
• Projected year-2 tax: $3,360 · $280/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $27,584
• − Mortgage interest: −$18,765
• − Property taxes: −$3,360
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,207
• − Management: −$2,207
• − HOA: −$1,320
• − Depreciation: −$9,745
• Taxable loss: −$11,696
• Est. tax savings @ 24.0%: +$2,807
• After-tax cash flow: $-2,838/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): 8,141
• Household income: $77,991
• Rent vs Own: 10.9% rent · 89.1% own
• Severe rent burden: 52.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 18% Two or more races 8% Asian 2% Black 2% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 15% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Romanian 2% Portuguese 2%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Asian/Pacific 1% Other Indo-European 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: ▲ 2.78%
• Current HPI: 266.2633
• 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

-4.3% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $335,000 GLVAR
• 2026-04-02 Listed $350,000 GLVAR

Property tax history

+1477.7%/yr

Latest (2025): $3,360 · +1477.7% YoY. Source: county tax records.