1711 Palm Dr · Pahrump, NV 89060

$130,000

1 bd · 1.0 ba · 1,250 sqft · MultiFamily public records · 186 Days on market

Built 2000 2.50 ac lot $104/sqft · 44% below area Est $232k · 44% under

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.6/10.0
• Livability +3.4/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Priced at appraised value. Could build 2 residences on 2.5 acre parcel. Well and two septic systems, were working at one time & being sold in current condition. Grab this opportunity for under-market property, perfect for builder, or serious investor willing to put $$ & hard work in for serious rewards! Cash Investor Special! Property in serious disrepair, and priced accordingly.

Key facts

• 2.5 acre lot
• 2 parking spots
• Built 2000

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath multifamily listed at $130k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 1 comparable units currently listed for rent nearby.
• This rent runs 33% of the median local income ($50k/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 $899 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

• It's been on market 186 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $61k; list at $130k implies a 112% 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.27%
• DSCR: 1.41
• GRM: 7.9

CMA / ARV

• ARV (median comp): $231,739
• List price: $130,000
• Delta: -43.90%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-10,897
• Equity at exit: $19,383

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $3,714
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,377 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$71 /mo · $850/yr
• Insurance: −$54
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $159

Break-even live

Break-even rent $1,176

Max offer price $130,000

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2120 McMurray Dr Unit 7 Pahrump, NV	2.0	2.0	1200	$1,295	$1.08	44d	1	0.68mi

Listing history 37 events

1. 2026-06-19
   days on market $130,000 Active 186 DOM
2. 2026-06-18
   days on market $130,000 Active 185 DOM
3. 2026-06-17
   days on market $130,000 Active 184 DOM
4. 2026-06-16
   days on market $130,000 Active 183 DOM
5. 2026-06-15
   days on market $130,000 Active 182 DOM
6. 2026-06-14
   days on market $130,000 Active 180 DOM
7. 2026-06-13
   status $130,000 Active 179 DOM
8. 2026-06-12
   days on market $130,000 Active Under Contract 179 DOM
9. 2026-06-09
   days on market $130,000 Active Under Contract 176 DOM
10. 2026-06-08
    days on market $130,000 Active Under Contract 175 DOM
11. 2026-06-07
    days on market $130,000 Active Under Contract 174 DOM
12. 2026-06-03
    days on market $130,000 Active Under Contract 170 DOM
13. 2026-06-03
    status $130,000 Active Under Contract 169 DOM
14. 2026-06-02
    days on market $130,000 Active 169 DOM
15. 2026-06-01
    days on market $130,000 Active 168 DOM
16. 2026-05-31
    days on market $130,000 Active 167 DOM
17. 2026-05-30
    days on market $130,000 Active 166 DOM
18. 2026-04-22
    price $130,000 394-char remark

    Show marketing remark (394 chars)

    Priced at appraised value. Could build 2 residences on 2.5 acre parcel. Well and two septic systems, were working at one time & being sold in current condition. Grab this opportunity for under-market property, perfect for builder, or serious investor willing to put $$ & hard work in for serious rewards! Cash Investor Special! Property in serious disrepair, and priced accordingly.

19. 2026-03-18
    price $140,000 394-char remark

    Show marketing remark (394 chars)

    Priced at appraised value. Could build 2 residences on 2.5 acre parcel. Well and two septic systems, were working at one time & being sold in current condition. Grab this opportunity for under-market property, perfect for builder, or serious investor willing to put $$ & hard work in for serious rewards! Cash Investor Special! Property in serious disrepair, and priced accordingly.

20. 2026-02-14
    price $147,000 394-char remark

    Show marketing remark (394 chars)

    Priced at appraised value. Could build 2 residences on 2.5 acre parcel. Well and two septic systems, were working at one time & being sold in current condition. Grab this opportunity for under-market property, perfect for builder, or serious investor willing to put $$ & hard work in for serious rewards! Cash Investor Special! Property in serious disrepair, and priced accordingly.

21. 2026-01-22
    price $155,000 394-char remark

    Show marketing remark (394 chars)

    Priced at appraised value. Could build 2 residences on 2.5 acre parcel. Well and two septic systems, were working at one time & being sold in current condition. Grab this opportunity for under-market property, perfect for builder, or serious investor willing to put $$ & hard work in for serious rewards! Cash Investor Special! Property in serious disrepair, and priced accordingly.

22. 2025-12-24
    status Active 394-char remark

    Show marketing remark (394 chars)

    Priced at appraised value. Could build 2 residences on 2.5 acre parcel. Well and two septic systems, were working at one time & being sold in current condition. Grab this opportunity for under-market property, perfect for builder, or serious investor willing to put $$ & hard work in for serious rewards! Cash Investor Special! Property in serious disrepair, and priced accordingly.

23. 2025-12-18
    historical Active Under Contract 394-char remark

    Show marketing remark (394 chars)

    Priced at appraised value. Could build 2 residences on 2.5 acre parcel. Well and two septic systems, were working at one time & being sold in current condition. Grab this opportunity for under-market property, perfect for builder, or serious investor willing to put $$ & hard work in for serious rewards! Cash Investor Special! Property in serious disrepair, and priced accordingly.

24. 2025-12-15
    listed $160,000 Active 394-char remark

    Show marketing remark (394 chars)

    Priced at appraised value. Could build 2 residences on 2.5 acre parcel. Well and two septic systems, were working at one time & being sold in current condition. Grab this opportunity for under-market property, perfect for builder, or serious investor willing to put $$ & hard work in for serious rewards! Cash Investor Special! Property in serious disrepair, and priced accordingly.

25. 2021-02-17
    historical
26. 2020-11-05
    status Active
27. 2020-11-05
    price $165,000
28. 2020-09-02
    status Pending
29. 2020-08-19
    status Active
30. 2020-06-30
    status Pending
31. 2020-06-30
    status Active
32. 2020-06-22
    status Pending
33. 2020-06-03
    price $145,000
34. 2020-05-28
    price $160,000
35. 2020-03-12
    price $167,000
36. 2020-02-14
    listed $185,000 Active
37. 2018-10-11
    soldstatus $61,425

ⓘ 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: $850 · $71/mo
• Projected year-2 tax: $850 · $71/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AO · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°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: $16,527
• − Mortgage interest: −$7,282
• − Property taxes: −$850
• − Insurance: −$2,118
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$3,782
• Taxable loss: −$148
• Est. tax savings @ 24.0%: +$36
• After-tax cash flow: $1,944/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

+111.6% since first listed

20 events — show timeline

• 2026-04-22 Price Changed $130,000 GLVAR
• 2026-03-18 Price Changed $140,000 GLVAR
• 2026-02-14 Price Changed $147,000 GLVAR
• 2026-01-22 Price Changed $155,000 GLVAR
• 2025-12-24 Relisted — GLVAR
• 2025-12-18 Contingent — GLVAR
• 2025-12-15 Listed $160,000 GLVAR
• 2021-02-17 Listing Removed — GLVAR
• 2020-11-05 Relisted — GLVAR
• 2020-11-05 Price Changed $165,000 GLVAR
• 2020-09-02 Pending — GLVAR
• 2020-08-19 Relisted — GLVAR
• 2020-06-30 Pending — GLVAR
• 2020-06-30 Relisted — GLVAR
• 2020-06-22 Pending — GLVAR
• 2020-06-03 Price Changed $145,000 GLVAR
• 2020-05-28 Price Changed $160,000 GLVAR
• 2020-03-12 Price Changed $167,000 GLVAR
• 2020-02-14 Listed $185,000 GLVAR
• 2018-10-11 Sold (Public Records) $61,425 Public Records

Property tax history

-1.4%/yr

Latest (2025): $850 · +5.9% YoY. Source: county tax records.