597 Krysta Ln · Pahrump, NV 89060

$290,000

3 bd · 2.0 ba · 1,287 sqft · Manufactured public records · 31 Days on market

Built 2001 6,970 sqft lot Est $238k · 22% 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 +13.1/30.0
• DSCR +3.9/10.0
• Livability +3.4/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

3bedroom 2bath single family manufactured home and two car garage. All bedrooms have ceiling fans. This home comes with solar panels and a private swimming pool with upgraded filtration system to keep the water crystal clear. The solar panels are fully owned, feel free to turn up the AC. Two turns from Highway 160 to shoot you right uptown and a commute to Las Vegas. As you can see this property has a lot of outdoor activities for adults and kids which include swimming pool, rock climbing, clubhouse with slides and swings and kennels.

Key facts

• Lovely garden window
• Single story home
• 6,970 sq ft lot

Tags

• SINGLE STORY HOME
• BRIGHT OPEN AIRY FLOORPLAN
• KITCHEN FEATURES BREAKFAST BAR
• STAINLESS STEEL APPLIANCES
• LOVELY GARDEN WINDOW
• AMPLE CABINET STORAGE

Property features AI

Exterior

• Parking: Attached private garage with 2 spaces
• Utilities: Public water; Public sewer; Electricity available; Seller-owned photovoltaic (solar) panels
• Home design: Single-story property; Faces north; Manufactured home on permanent foundation; Resale
• Construction: Composition/shingle roof
• Exterior features: Covered patio; Private yard with landscaped desert landscaping and rocks; Shed(s) and workshop; Back yard fencing (block)

Interior

• Kitchen: Breakfast bar/counter and breakfast nook/eating area; Garden window and island; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Three bedrooms total; Primary bedroom on main level with walk-in closet and mirrored door; Downstairs bedrooms with ceiling fans and closets
• Flooring: Carpet; Laminate; Linoleum/vinyl in kitchen
• Bathrooms: Two full bathrooms; One bathroom with double sink, separate shower and separate tub
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans in multiple rooms; Window treatments and blinds; Double pane windows; Primary bedroom located on the main level; Unfurnished
• Laundry & utility: Electric dryer hookup on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $290k.

Deal economics

• At list price, monthly cash flow is $-13 ($-158/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (25.8% below list).
• Recommended offer: $215k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 2 comparable units currently listed for rent nearby.
• At $2,151/mo this rent would consume 52% of the median local household income ($50k/yr) (locally 170% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 31 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y ago; this cycle's ask has dropped $35k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $250k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,092 (25.8% 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 31 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.19%
• DSCR: 0.99
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $238,095
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 Krysta Ln	0.01mi	3/2.0	1,370 (+6%)	14mo	$242,000	$177	77
3841 N Dart Dr	0.28mi	3/2.0	1,269 (-1%)	11mo	$253,000	$199	75
633 E Simkins Rd	0.06mi	3/2.0	1,378 (+7%)	12mo	$245,000	$178	75
3981 Dart Dr	0.26mi	3/2.0	1,254 (-3%)	14mo	$232,000	$185	72
3980 Point Dr	0.14mi	2/2.0 (-1)	1,197 (-7%)	10mo	$236,000	$197	68
3781 Dart Dr	0.30mi	3/2.0	1,209 (-6%)	11mo	$280,000	$232	67
4171 Point Dr	0.27mi	2/2.0 (-1)	1,359 (+6%)	12mo	$233,000	$171	63
691 E Simkins Rd	0.11mi	3/2.0	1,184 (-8%)	23mo	$230,000	$194	63
3840 Point Dr	0.16mi	2/2.0 (-1)	1,457 (+13%)	5mo	$170,000	$117	61

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-47,977
• Equity at exit: $43,240

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-43,452
• Equity at exit: $25,074

Cash invested: $81,200 (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 89060

• Home prices YoY: -1.6%
• Active inventory: 655
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,151 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-13

Break-even live

Break-even rent $2,168

Max offer price $287,677

Occupancy floor 96%

Sensitivity live

Price	-10% $151	-5% $69	+0% $-13	+5% $-95	+10% $-177
Rent	-10% $-183	-5% $-98	+0% $-13	+5% $72	+10% $157
Rate	-1.0pp $133	-0.5pp $61	base $-13	+0.5pp $-88	+1.0pp $-165

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
630 E Simkins Rd Pahrump, NV	3.0	2.5	1380	$1,950	$1.41	45d	1	0.08mi
546 Elsie Ln Pahrump, NV	3.0	2.0	1636	$1,800	$1.10	45d	1	0.10mi

Listing history 39 events

1. 2026-06-19
   days on market $290,000 Active 31 DOM
2. 2026-06-18
   days on market $290,000 Active 30 DOM
3. 2026-06-17
   days on market $290,000 Active 29 DOM
4. 2026-06-16
   days on market $290,000 Active 28 DOM
5. 2026-06-15
   days on market $290,000 Active 27 DOM
6. 2026-06-14
   days on market $290,000 Active 25 DOM
7. 2026-06-12
   days on market $290,000 Active 24 DOM
8. 2026-06-09
   days on market $290,000 Active 21 DOM
9. 2026-06-08
   days on market $290,000 Active 20 DOM
10. 2026-06-07
    days on market $290,000 Active 19 DOM
11. 2026-06-03
    days on market $290,000 Active 15 DOM
12. 2026-06-02
    days on market $290,000 Active 14 DOM
13. 2026-06-01
    days on market $290,000 Active 13 DOM
14. 2026-05-31
    days on market $290,000 Active 12 DOM
15. 2026-05-30
    days on market $290,000 Active 11 DOM
16. 2026-05-19
    listed $325,000 Active
17. 2023-08-07
    soldstatus $250,000 Closed 540-char remark

    Show marketing remark (540 chars)

    3bedroom 2bath single family manufactured home and two car garage. All bedrooms have ceiling fans. This home comes with solar panels and a private swimming pool with upgraded filtration system to keep the water crystal clear. The solar panels are fully owned, feel free to turn up the AC. Two turns from Highway 160 to shoot you right uptown and a commute to Las Vegas. As you can see this property has a lot of outdoor activities for adults and kids which include swimming pool, rock climbing, clubhouse with slides and swings and kennels.

18. 2023-08-07
    soldstatus $250,000

    Show marketing remark (540 chars)

    3bedroom 2bath single family manufactured home and two car garage. All bedrooms have ceiling fans. This home comes with solar panels and a private swimming pool with upgraded filtration system to keep the water crystal clear. The solar panels are fully owned, feel free to turn up the AC. Two turns from Highway 160 to shoot you right uptown and a commute to Las Vegas. As you can see this property has a lot of outdoor activities for adults and kids which include swimming pool, rock climbing, clubhouse with slides and swings and kennels.

19. 2023-07-01
    historical Active Under Contract 540-char remark

    Show marketing remark (540 chars)

    3bedroom 2bath single family manufactured home and two car garage. All bedrooms have ceiling fans. This home comes with solar panels and a private swimming pool with upgraded filtration system to keep the water crystal clear. The solar panels are fully owned, feel free to turn up the AC. Two turns from Highway 160 to shoot you right uptown and a commute to Las Vegas. As you can see this property has a lot of outdoor activities for adults and kids which include swimming pool, rock climbing, clubhouse with slides and swings and kennels.

20. 2023-06-06
    listed $250,000 Active 540-char remark

    Show marketing remark (540 chars)

    3bedroom 2bath single family manufactured home and two car garage. All bedrooms have ceiling fans. This home comes with solar panels and a private swimming pool with upgraded filtration system to keep the water crystal clear. The solar panels are fully owned, feel free to turn up the AC. Two turns from Highway 160 to shoot you right uptown and a commute to Las Vegas. As you can see this property has a lot of outdoor activities for adults and kids which include swimming pool, rock climbing, clubhouse with slides and swings and kennels.

21. 2017-03-31
    soldstatus $105,000 Sold 435-char remark

    Show marketing remark (435 chars)

    Quaint 1 story home nestled in a charming community! Home features custom int/ext paint pkg & upgraded carpet throughout! Chefs kitchen complete w/ new quartz counter top, & new ss appliances! New designer selected fixtures throughout! New lam wood floors throughout! EZ to maintain desert landscape up front & spacious backyard with a covered patio great for entertaining! Home is super clean & move in ready!!!

22. 2017-03-04
    status Pending 435-char remark

    Show marketing remark (435 chars)

    Quaint 1 story home nestled in a charming community! Home features custom int/ext paint pkg & upgraded carpet throughout! Chefs kitchen complete w/ new quartz counter top, & new ss appliances! New designer selected fixtures throughout! New lam wood floors throughout! EZ to maintain desert landscape up front & spacious backyard with a covered patio great for entertaining! Home is super clean & move in ready!!!

23. 2017-03-04
    price $105,000 435-char remark

    Show marketing remark (435 chars)

    Quaint 1 story home nestled in a charming community! Home features custom int/ext paint pkg & upgraded carpet throughout! Chefs kitchen complete w/ new quartz counter top, & new ss appliances! New designer selected fixtures throughout! New lam wood floors throughout! EZ to maintain desert landscape up front & spacious backyard with a covered patio great for entertaining! Home is super clean & move in ready!!!

24. 2017-03-01
    listed $99,900 Active 435-char remark

    Show marketing remark (435 chars)

    Quaint 1 story home nestled in a charming community! Home features custom int/ext paint pkg & upgraded carpet throughout! Chefs kitchen complete w/ new quartz counter top, & new ss appliances! New designer selected fixtures throughout! New lam wood floors throughout! EZ to maintain desert landscape up front & spacious backyard with a covered patio great for entertaining! Home is super clean & move in ready!!!

25. 2017-03-01
    historical

    Show marketing remark (435 chars)

    Quaint 1 story home nestled in a charming community! Home features custom int/ext paint pkg & upgraded carpet throughout! Chefs kitchen complete w/ new quartz counter top, & new ss appliances! New designer selected fixtures throughout! New lam wood floors throughout! EZ to maintain desert landscape up front & spacious backyard with a covered patio great for entertaining! Home is super clean & move in ready!!!

26. 2017-02-28
    status Active
27. 2016-12-07
    status Pending
28. 2016-11-22
    listed $100,000 Active
29. 2016-11-22
    historical
30. 2016-10-29
    price $100,000
31. 2016-09-23
    price $104,900
32. 2016-08-26
    price $109,900
33. 2016-07-30
    listed $112,900 Active
34. 2016-07-29
    historical
35. 2016-06-24
    price $117,900
36. 2016-05-28
    listed $119,900 Exclusive Right
37. 2016-04-24
    status Pending
38. 2016-04-24
    historical
39. 2016-04-15
    listed $119,900 Exclusive Right

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $1,711 · $143/mo
• Expected delta: +$862/yr (+$72/mo · 101.5%)

ⓘ 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 5 d/yr ≥102°F today · 11 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: $25,811
• − Mortgage interest: −$16,245
• − Property taxes: −$849
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − Depreciation: −$8,436
• Taxable loss: −$5,299
• Est. tax savings @ 24.0%: +$1,272
• After-tax cash flow: $1,114/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

+171.1% since first listed

24 events — show timeline

• 2026-05-19 Listed $325,000 GLVAR
• 2023-08-07 Sold (Public Records) $250,000 Public Records
• 2023-08-07 Sold (MLS) $250,000 GLVAR
• 2023-07-01 Contingent — GLVAR
• 2023-06-06 Listed $250,000 GLVAR
• 2017-03-31 Sold (MLS) $105,000 GLVAR
• 2017-03-04 Pending — GLVAR
• 2017-03-04 Price Changed $105,000 GLVAR
• 2017-03-01 Listed $99,900 GLVAR
• 2017-03-01 Listing Removed — GLVAR
• 2017-02-28 Relisted — GLVAR
• 2016-12-07 Pending — GLVAR
• 2016-11-22 Listed $100,000 GLVAR
• 2016-11-22 Listing Removed — GLVAR
• 2016-10-29 Price Changed $100,000 GLVAR
• 2016-09-23 Price Changed $104,900 GLVAR
• 2016-08-26 Price Changed $109,900 GLVAR
• 2016-07-30 Listed $112,900 GLVAR
• 2016-07-29 Listing Removed — GLVAR
• 2016-06-24 Price Changed $117,900 GLVAR
• 2016-05-28 Listed $119,900 GLVAR
• 2016-04-24 Pending — GLVAR
• 2016-04-24 Listing Removed — GLVAR
• 2016-04-15 Listed $119,900 GLVAR

Property tax history

-0.7%/yr

Latest (2025): $849 · +3.5% YoY. Source: county tax records.