550 Alaska Way · Pahrump, NV 89060

$185,000

2 bd · 2.0 ba · 846 sqft · Other public records · 58 Days on market

Built 1979 1.00 ac lot $219/sqft · 6% above area Est $174k · 6% over

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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).

• Cash flow +20.7/30.0
• DSCR +6.6/10.0
• ARV discount +4.6/15.0
• 1% rule +4.2/10.0
• 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

Listing remarks MLS

Newly Renovated 2bd 2bth Manufactured home on fully fenced Acre in the heart of Pahrump! Wide open yard for the design you choose! Located only 2 miles from the Shopping hub of Pahrump including; Albertsons, Walmart, Home depot, Petrick Park, DMV, Courthouse and so much more! Property 1 block away from Desert View Hospital! Overall, GREAT Location for Numerous needs! borders small Storage units if additional secure storage is desired! Priced to sell! don't miss out!

Key facts

• Wide open yard
• Fully fenced acre
• Newly renovated

Tags

• NEWLY RENOVATED
• FULLY FENCED ACRE
• WIDE OPEN YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $185k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (8.2% below list).
• Recommended offer: $170k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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; 2 comparable units currently listed for rent nearby.
• This rent runs 41% 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 $1k of loan paydown is wiped out by about $6k 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 58 days — a 3% lower offer ($179k) 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 $169,887 (8.2% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.92% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

• ARV (median comp): $173,936
• List price: $185,000
• Delta: 6.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-14,152
• Equity at exit: $27,584

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $7,808
• Equity at exit: $15,995

Cash invested: $51,800 (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 89060

• Home prices YoY: -1.6%
• Active inventory: 655
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,699 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$45 /mo · $540/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $250

Break-even live

Break-even rent $1,383

Max offer price $185,000

Occupancy floor 80%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
551 Piltz Rd Pahrump, NV	3.0	2.0	891	$1,450	$1.63	44d	1	0.78mi
1480 W Irons St Pahrump, NV	2.0	2.0	980	$1,600	$1.63	44d	1	1.17mi

Listing history 16 events

1. 2026-06-19
   days on market $185,000 Active 58 DOM
2. 2026-06-18
   days on market $185,000 Active 57 DOM
3. 2026-06-17
   days on market $185,000 Active 56 DOM
4. 2026-06-16
   days on market $185,000 Active 55 DOM
5. 2026-06-15
   days on market $185,000 Active 54 DOM
6. 2026-06-14
   days on market $185,000 Active 52 DOM
7. 2026-06-12
   days on market $185,000 Active 51 DOM
8. 2026-06-09
   days on market $185,000 Active 48 DOM
9. 2026-06-08
   days on market $185,000 Active 47 DOM
10. 2026-06-07
    days on market $185,000 Active 46 DOM
11. 2026-06-03
    days on market $185,000 Active 42 DOM
12. 2026-06-02
    days on market $185,000 Active 41 DOM
13. 2026-06-01
    days on market $185,000 Active 40 DOM
14. 2026-05-31
    days on market $185,000 Active 39 DOM
15. 2026-05-30
    days on market $185,000 Active 38 DOM
16. 2026-04-22
    listed $185,000 Active 470-char remark

    Show marketing remark (470 chars)

    Newly Renovated 2bd 2bth Manufactured home on fully fenced Acre in the heart of Pahrump! Wide open yard for the design you choose! Located only 2 miles from the Shopping hub of Pahrump including; Albertsons, Walmart, Home depot, Petrick Park, DMV, Courthouse and so much more! Property 1 block away from Desert View Hospital! Overall, GREAT Location for Numerous needs! borders small Storage units if additional secure storage is desired! Priced to sell! don't miss out!

ⓘ 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: $540 · $45/mo
• Projected year-2 tax: $1,092 · $91/mo
• Expected delta: +$552/yr (+$46/mo · 102.2%)

ⓘ 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 ≥103°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: $20,386
• − Mortgage interest: −$10,363
• − Property taxes: −$540
• − Insurance: −$925
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$5,382
• Taxable loss: −$85
• Est. tax savings @ 24.0%: +$20
• After-tax cash flow: $3,019/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

1 event — show timeline

• 2026-04-22 Listed $185,000 GLVAR

Property tax history

+0.9%/yr

Latest (2025): $540 · +41.8% YoY. Source: county tax records.