3966 E Kenosha Way · Pahrump, NV 89061

$315,000

4 bd · 2.0 ba · 2,022 sqft · SingleFamily public records · 41 Days on market

Built 2021 7,841 sqft lot $156/sqft · 21% below area Est $399k · 21% under $40/mo HOA · 2% of rent ↓ 9% 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 +15.0/15.0
• Cash flow +11.5/30.0
• Appreciation +6.4/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Welcome to your dream oasis in the desirable Bruson Ranch community. This beautiful home is designed for both comfort and flexibility, featuring 4 generously sized bedrooms, including a spacious primary suite with a walk-in closet, and 2 bathrooms. Granite countertops elevate the kitchen, while the low-maintenance desert landscaping in the front yard adds curb appeal with ease. Out back, you’ll find a blank slate, an open opportunity to design the backyard of your dreams, whether that’s a pool, outdoor kitchen, or private retreat. A perfect blend of move-in-ready comfort and future potential.

Key facts

• Blank slate backyard
• Granite countertops
• 7,841 sq ft lot

Tags

• GRANITE COUNTERTOPS
• BLANK SLATE BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (20.3% below list).
• Recommended offer: $251k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: 281 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes.
• This rent runs 39% 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 $11k 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 ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,057 (20.3% 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 41 days. Have you received any prior offers? Is the seller open to a 20% 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 10.5

CMA / ARV

• ARV (median comp): $398,693
• List price: $315,000
• Delta: -20.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3890 E Marathon Dr	0.08mi	4/2.0	2,022 (0%)	1mo	$385,000	$190	96
3909 E Marathon Dr	0.09mi	4/2.0	2,022 (0%)	1mo	$355,000	$176	95
3945 E Gunnison Ave	0.03mi	4/2.0	2,022 (0%)	6mo	$380,000	$188	93
3835 E Sedgwick Ave	0.26mi	4/2.0	2,022 (0%)	5mo	$345,000	$171	84
5460 Chippewa	0.45mi	3/3.0 (-1)	2,022 (0%)	2mo	$324,000	$160	68
5403 S Juneau St	0.09mi	3/2.0 (-1)	1,753 (-13%)	5mo	$400,000	$228	64
3592 E Wallowa Dr	0.35mi	3/3.0 (-1)	2,198 (+9%)	1mo	$360,000	$164	59
3821 E Sedgwick Ave	0.27mi	3/2.0 (-1)	1,753 (-13%)	2mo	$320,000	$183	59
3807 E Sedgwick Ave	0.28mi	3/2.0 (-1)	1,753 (-13%)	2mo	$325,000	$185	58
3607 E Marathon Dr	0.33mi	3/2.0 (-1)	1,753 (-13%)	2mo	$329,900	$188	56
3543 E Wallowa Dr	0.43mi	3/2.5 (-1)	2,198 (+9%)	5mo	$354,000	$161	55
4405 E Tumble Brook Ct	0.64mi	3/2.0 (-1)	1,780 (-12%)	5mo	$375,000	$211	41

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: 5.6%
• Equity multiple: 1.31×
• Total profit: $27,754
• Equity at exit: $137,830

10-year hold

• IRR: 8.6%
• Equity multiple: 2.28×
• Total profit: $112,558
• Equity at exit: $209,498

Cash invested: $88,200 (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 89061

• Home prices YoY: 1.1%
• Active inventory: 281
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,511 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$264 /mo · $3,165/yr
• Insurance: −$131
• HOA: −$40
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $-104

Break-even live

Break-even rent $2,642

Max offer price $296,707

Occupancy floor 99%

Sensitivity live

Price	-10% $75	-5% $-14	+0% $-104	+5% $-193	+10% $-282
Rent	-10% $-302	-5% $-203	+0% $-104	+5% $-4	+10% $95
Rate	-1.0pp $55	-0.5pp $-23	base $-104	+0.5pp $-185	+1.0pp $-268

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3529 E Malheur Ave Pahrump, NV	3.0	2.0	1753	$1,835	$1.05	44d	1	0.51mi
5406 Carrara Pointe St Pahrump, NV	3.0	2.0	1772	$2,000	$1.13	8d	1	1.48mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: landscapingpool

Listing history 7 events

1. 2026-06-02
   days on market $315,000 Active 41 DOM
2. 2026-06-01
   days on market $315,000 Active 40 DOM
3. 2026-05-31
   days on market $315,000 Active 39 DOM
4. 2026-05-30
   days on market $315,000 Active 38 DOM
5. 2026-05-05
   price $315,000 611-char remark

   Show marketing remark (611 chars)

   Welcome to your dream oasis in the desirable Bruson Ranch community. This beautiful home is designed for both comfort and flexibility, featuring 4 generously sized bedrooms, including a spacious primary suite with a walk-in closet, and 2 bathrooms. Granite countertops elevate the kitchen, while the low-maintenance desert landscaping in the front yard adds curb appeal with ease. Out back, you’ll find a blank slate, an open opportunity to design the backyard of your dreams, whether that’s a pool, outdoor kitchen, or private retreat. A perfect blend of move-in-ready comfort and future potential.

6. 2026-05-02
   price $335,000 611-char remark

   Show marketing remark (611 chars)

   Welcome to your dream oasis in the desirable Bruson Ranch community. This beautiful home is designed for both comfort and flexibility, featuring 4 generously sized bedrooms, including a spacious primary suite with a walk-in closet, and 2 bathrooms. Granite countertops elevate the kitchen, while the low-maintenance desert landscaping in the front yard adds curb appeal with ease. Out back, you’ll find a blank slate, an open opportunity to design the backyard of your dreams, whether that’s a pool, outdoor kitchen, or private retreat. A perfect blend of move-in-ready comfort and future potential.

7. 2026-04-20
   listed $344,999 Active 611-char remark

   Show marketing remark (611 chars)

   Welcome to your dream oasis in the desirable Bruson Ranch community. This beautiful home is designed for both comfort and flexibility, featuring 4 generously sized bedrooms, including a spacious primary suite with a walk-in closet, and 2 bathrooms. Granite countertops elevate the kitchen, while the low-maintenance desert landscaping in the front yard adds curb appeal with ease. Out back, you’ll find a blank slate, an open opportunity to design the backyard of your dreams, whether that’s a pool, outdoor kitchen, or private retreat. A perfect blend of move-in-ready comfort and future potential.

ⓘ 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: $3,165 · $264/mo
• Projected year-2 tax: $3,165 · $264/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 X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥102°F today · 16 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: $30,127
• − Mortgage interest: −$17,645
• − Property taxes: −$3,165
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,410
• − Management: −$2,410
• − HOA: −$480
• − Depreciation: −$9,164
• Taxable loss: −$6,722
• Est. tax savings @ 24.0%: +$1,613
• After-tax cash flow: $371/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

-8.7% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $315,000 GLVAR
• 2026-05-02 Price Changed $335,000 GLVAR
• 2026-04-20 Listed $344,999 GLVAR

Property tax history

+49.3%/yr

Latest (2025): $3,165 · +2.7% YoY. Source: county tax records.