2271 Tough Boy Rd · Pahrump, NV 89060

$229,900

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 17 Days on market

Built 2002 2.42 ac lot Est $273k · 16% under

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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 +14.6/15.0
• Cash flow +13.3/30.0
• DSCR +4.0/10.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Incredible opportunity in Pahrump! This property spans 2.5 acres of spacious desert land, offering a blank canvas with immense potential for investors or visionaries. An older structure on-site is partially dismantled, clearing the way for your new plans. The existing structure features an all-electric setup, functioning electricity, and a recently leveled foundation. Bring your creative vision to completely reimagine the interior spaces, flooring, countertops, and baths. Perfect for anyone looking to build equity or customize a desert retreat from the ground up.

Key facts

• All-electric setup
• 2.5 acres of land
• 2.42 acre lot

Tags

• 2.5 ACRES OF LAND
• ALL-ELECTRIC SETUP
• FUNCTIONING ELECTRICITY
• RECENTLY LEVELED FOUNDATION

Property features AI

Finance

• Financial info: Lease amount listed at $970

Exterior

• Parking: Open parking
• Utilities: Electricity available; Septic available (septic tank installed); Community/coop water and shared well
• Home design: Single-story home; Resale property
• Construction: Composition/shingle roof; Resale construction (year built details listed as resale)
• Exterior features: No notable exterior features listed; Property faces south; One to five acre lot; approximately 2.418 acres; Zoned for single family

Interior

• Kitchen: Tile flooring in kitchen
• Bedrooms: 3 possible bedrooms; Bedroom 3 with built-in shelves and closet (approx. 12 x 12); Bedroom 2 with closet (approx. 8 x 12); Third bedroom/room with closet (approx. 18 x 12)
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Unfurnished; Bedroom on main level; Primary bedroom downstairs; Built-in shelves

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $-1 ($-9/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (23.8% below list).
• Recommended offer: $175k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Manse Elementary School (math 21% / reading 36%, grade F, #214 of 402 statewide, top 53%, 515 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: 657 active listings in the ZIP; 1 comparable units currently listed for rent nearby.
• This rent runs 42% 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 $2k of loan paydown is wiped out by about $7k 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 17 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $230k implies a 539% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,214 (23.8% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $273,240
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2140 Appaloosa Ln	0.41mi	3/1.5	1,152 (-3%)	14mo	$125,000	$109	62
2740 N Chanele Cir	0.42mi	3/2.0	1,154 (-3%)	24mo	$264,950	$230	56
1711 Royal Ave	0.62mi	3/2.0	1,120 (-6%)	7mo	$100,000	$89	56
2111 W Mesquite Ave	0.37mi	3/2.0	1,350 (+14%)	8mo	$178,000	$132	53
1761 W Greta Blvd	0.51mi	2/2.0 (-1)	1,068 (-10%)	20mo	$248,000	$232	38
2340 Stardust St	0.54mi	2/2.0 (-1)	1,038 (-13%)	18mo	$295,500	$285	34

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-37,402
• Equity at exit: $34,279

10-year hold

• IRR: -8.2%
• Equity multiple: 0.49×
• Total profit: $-33,035
• Equity at exit: $19,878

Cash invested: $64,372 (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: 657
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,752 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$84 /mo · $1,003/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-1

Break-even live

Break-even rent $1,753

Max offer price $229,762

Occupancy floor 95%

Sensitivity live

Price	-10% $129	-5% $64	+0% $-1	+5% $-66	+10% $-131
Rent	-10% $-139	-5% $-70	+0% $-1	+5% $68	+10% $138
Rate	-1.0pp $115	-0.5pp $58	base $-1	+0.5pp $-60	+1.0pp $-121

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: $57,475
• Closing costs: $6,897
• 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	45d	1	1.42mi

Listing history 12 events

1. 2026-06-22
   days on market $229,900 Active 17 DOM
2. 2026-06-19
   days on market $229,900 Active 14 DOM
3. 2026-06-18
   days on market $229,900 Active 13 DOM
4. 2026-06-17
   days on market $229,900 Active 12 DOM
5. 2026-06-16
   days on market $229,900 Active 11 DOM
6. 2026-06-15
   days on market $229,900 Active 10 DOM
7. 2026-06-14
   days on market $229,900 Active 8 DOM
8. 2026-06-12
   days on market $229,900 Active 7 DOM
9. 2026-06-09
   days on market $229,900 Active 4 DOM
10. 2026-06-08
    days on market $229,900 Active 3 DOM
11. 2026-06-07
    remarks 569-char remark
12. 2026-06-07
    listed $229,900 Active 2 DOM

ⓘ 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: $1,003 · $84/mo
• Projected year-2 tax: $1,356 · $113/mo
• Expected delta: +$354/yr (+$29/mo · 35.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $21,026
• − Mortgage interest: −$12,878
• − Property taxes: −$1,003
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$6,688
• Taxable loss: −$4,057
• Est. tax savings @ 24.0%: +$974
• After-tax cash flow: $964/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

+538.6% since first listed

2 events — show timeline

• 2026-06-05 Listed $229,900 GLVAR
• 2001-10-11 Sold (Public Records) $36,000 Public Records

Property tax history

-1.5%/yr

Latest (2025): $1,003 · +3.4% YoY. Source: county tax records.