5060 Wheatland Dr · Pahrump, NV 89061

$374,999

3 bd · 2.0 ba · 1,779 sqft · SingleFamily public records · 169 Days on market

Built 2003 0.33 ac lot $211/sqft · 15% below area Est $440k · 15% under $28/mo HOA · 1% of rent

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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 +14.1/15.0
• Cash flow +7.0/30.0
• Appreciation +6.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• DSCR +1.2/10.0
• 1% rule +0.9/10.0

Listing remarks MLS

4 car garage! Beautifully maintained single owner home in the desirable Artesia community that blends comfort, functionality, and desert charm. Step inside to discover a thoughtfully designed 3-bed, 2-bath split floorplan that offers privacy and flexibility for a variety of lifestyles. The spacious open living area creates a warm, welcoming atmosphere, while the additional flex room provides endless possibilities—use it as a home office, hobby space, or workout room. Car enthusiasts, hobbyists, and storage lovers will appreciate the rare extra feature: in addition to the attached 2-car garage, the property includes a second fully finished 2-car garage in the backyard outfitted with floor-to-ceiling cabinetry. Unwind in the enclosed back patio where you can enjoy the low-maintenance desert landscaping. Located just an hour from the excitement of Las Vegas, this home offers the perfect balance of country living and accessibility to shopping. With the extra garage it's priced to sell.

Key facts

• Split floorplan
• Flex room
• Enclosed back patio

Tags

• SPLIT FLOORPLAN
• FLEX ROOM
• SECOND FULLY FINISHED GARAGE
• ENCLOSED BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-545 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (25.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (40.9% below list).
• Recommended offer: $222k (40.9% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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; 1 comparable units currently listed for rent nearby; solid renter incomes.
• This rent runs 34% 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 $13k of equity ($3k loan paydown + $10k 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 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $375k implies a 1130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,687 (40.9% 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 169 days. Have you received any prior offers? Is the seller open to a 41% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.59% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.23%
• DSCR: 0.72
• GRM: 14.1

CMA / ARV

• ARV (median comp): $439,594
• List price: $374,999
• Delta: -14.69%
• 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
5200 Wheatland Dr	0.09mi	3/2.0	1,875 (+5%)	11mo	$395,000	$211	78
5431 Grain Mill Rd	0.35mi	3/2.0	1,933 (+9%)	3mo	$420,000	$217	67
6860 Stubblefield Dr	0.54mi	3/2.0	1,855 (+4%)	5mo	$384,000	$207	64
6781 Stubblefield Dr	0.49mi	3/2.5	1,751 (-2%)	12mo	$375,000	$214	62
6751 Stubblefield Dr	0.47mi	3/2.0	1,624 (-9%)	3mo	$349,000	$215	61
5481 Fernwood Ct	0.71mi	3/2.0	1,835 (+3%)	7mo	$354,000	$193	56
5400 E Grain Mill Rd	0.33mi	3/3.5	1,992 (+12%)	4mo	$427,000	$214	55
6761 Longmeadow Dr	0.53mi	3/2.0	1,991 (+12%)	1mo	$375,000	$188	54
4881 E Stoneham St	0.52mi	3/2.0	1,686 (-5%)	16mo	$339,900	$202	54
4751 Honey Locust Dr	0.68mi	3/2.0	1,969 (+11%)	9mo	$379,000	$192	43
5061 E Kellogg Rd	0.71mi	3/2.0	1,624 (-9%)	12mo	$406,000	$250	42
5450 Barnwood Ct	0.62mi	4/2.5 (+1)	2,004 (+13%)	12mo	$485,000	$242	32

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: 1.0%
• Equity multiple: 1.06×
• Total profit: $6,032
• Equity at exit: $164,083

10-year hold

• IRR: 4.8%
• Equity multiple: 1.72×
• Total profit: $75,347
• Equity at exit: $249,402

Cash invested: $105,000 (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: 14.1×

Monthly cashflow live

• Estimated rent: $2,217 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$146 /mo · $1,751/yr
• Insurance: −$156
• HOA: −$28
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-545

Break-even live

Break-even rent $2,907

Max offer price $278,661

Occupancy floor —

Sensitivity live

Price	-10% $-333	-5% $-439	+0% $-545	+5% $-651	+10% $-758
Rent	-10% $-720	-5% $-633	+0% $-545	+5% $-458	+10% $-370
Rate	-1.0pp $-357	-0.5pp $-450	base $-545	+0.5pp $-643	+1.0pp $-741

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4921 Novelli Pl Pahrump, NV	3.0	2.0	1451	$2,050	$1.41	44d	1	1.47mi

HOA detail

• Monthly dues: $28 · $336/yr
• Likely covers: gaslandscaping

Listing history 28 events

1. 2026-06-19
   days on market $374,999 Active 169 DOM
2. 2026-06-18
   days on market $374,999 Active 168 DOM
3. 2026-06-17
   days on market $374,999 Active 167 DOM
4. 2026-06-16
   days on market $374,999 Active 166 DOM
5. 2026-06-15
   days on market $374,999 Active 165 DOM
6. 2026-06-14
   days on market $374,999 Active 163 DOM
7. 2026-06-12
   days on market $374,999 Active 162 DOM
8. 2026-06-09
   days on market $374,999 Active 159 DOM
9. 2026-06-08
   days on market $374,999 Active 158 DOM
10. 2026-06-07
    days on market $374,999 Active 157 DOM
11. 2026-06-03
    days on market $374,999 Active 153 DOM
12. 2026-06-02
    days on market $374,999 Active 152 DOM
13. 2026-06-01
    days on market $374,999 Active 151 DOM
14. 2026-05-31
    days on market $374,999 Active 150 DOM
15. 2026-05-30
    days on market $374,999 Active 149 DOM
16. 2026-05-09
    price $374,999 1002-char remark

    Show marketing remark (1002 chars)

    4 car garage! Beautifully maintained single owner home in the desirable Artesia community that blends comfort, functionality, and desert charm. Step inside to discover a thoughtfully designed 3-bed, 2-bath split floorplan that offers privacy and flexibility for a variety of lifestyles. The spacious open living area creates a warm, welcoming atmosphere, while the additional flex room provides endless possibilities—use it as a home office, hobby space, or workout room. Car enthusiasts, hobbyists, and storage lovers will appreciate the rare extra feature: in addition to the attached 2-car garage, the property includes a second fully finished 2-car garage in the backyard outfitted with floor-to-ceiling cabinetry. Unwind in the enclosed back patio where you can enjoy the low-maintenance desert landscaping. Located just an hour from the excitement of Las Vegas, this home offers the perfect balance of country living and accessibility to shopping. With the extra garage it's priced to sell.

17. 2026-04-29
    price $375,000 1002-char remark

    Show marketing remark (1002 chars)

    4 car garage! Beautifully maintained single owner home in the desirable Artesia community that blends comfort, functionality, and desert charm. Step inside to discover a thoughtfully designed 3-bed, 2-bath split floorplan that offers privacy and flexibility for a variety of lifestyles. The spacious open living area creates a warm, welcoming atmosphere, while the additional flex room provides endless possibilities—use it as a home office, hobby space, or workout room. Car enthusiasts, hobbyists, and storage lovers will appreciate the rare extra feature: in addition to the attached 2-car garage, the property includes a second fully finished 2-car garage in the backyard outfitted with floor-to-ceiling cabinetry. Unwind in the enclosed back patio where you can enjoy the low-maintenance desert landscaping. Located just an hour from the excitement of Las Vegas, this home offers the perfect balance of country living and accessibility to shopping. With the extra garage it's priced to sell.

18. 2026-04-04
    price $389,000 1002-char remark

    Show marketing remark (1002 chars)

    4 car garage! Beautifully maintained single owner home in the desirable Artesia community that blends comfort, functionality, and desert charm. Step inside to discover a thoughtfully designed 3-bed, 2-bath split floorplan that offers privacy and flexibility for a variety of lifestyles. The spacious open living area creates a warm, welcoming atmosphere, while the additional flex room provides endless possibilities—use it as a home office, hobby space, or workout room. Car enthusiasts, hobbyists, and storage lovers will appreciate the rare extra feature: in addition to the attached 2-car garage, the property includes a second fully finished 2-car garage in the backyard outfitted with floor-to-ceiling cabinetry. Unwind in the enclosed back patio where you can enjoy the low-maintenance desert landscaping. Located just an hour from the excitement of Las Vegas, this home offers the perfect balance of country living and accessibility to shopping. With the extra garage it's priced to sell.

19. 2026-01-21
    price $395,000 1002-char remark

    Show marketing remark (1002 chars)

    4 car garage! Beautifully maintained single owner home in the desirable Artesia community that blends comfort, functionality, and desert charm. Step inside to discover a thoughtfully designed 3-bed, 2-bath split floorplan that offers privacy and flexibility for a variety of lifestyles. The spacious open living area creates a warm, welcoming atmosphere, while the additional flex room provides endless possibilities—use it as a home office, hobby space, or workout room. Car enthusiasts, hobbyists, and storage lovers will appreciate the rare extra feature: in addition to the attached 2-car garage, the property includes a second fully finished 2-car garage in the backyard outfitted with floor-to-ceiling cabinetry. Unwind in the enclosed back patio where you can enjoy the low-maintenance desert landscaping. Located just an hour from the excitement of Las Vegas, this home offers the perfect balance of country living and accessibility to shopping. With the extra garage it's priced to sell.

20. 2026-01-01
    listed $399,999 Active 1002-char remark

    Show marketing remark (1002 chars)

    4 car garage! Beautifully maintained single owner home in the desirable Artesia community that blends comfort, functionality, and desert charm. Step inside to discover a thoughtfully designed 3-bed, 2-bath split floorplan that offers privacy and flexibility for a variety of lifestyles. The spacious open living area creates a warm, welcoming atmosphere, while the additional flex room provides endless possibilities—use it as a home office, hobby space, or workout room. Car enthusiasts, hobbyists, and storage lovers will appreciate the rare extra feature: in addition to the attached 2-car garage, the property includes a second fully finished 2-car garage in the backyard outfitted with floor-to-ceiling cabinetry. Unwind in the enclosed back patio where you can enjoy the low-maintenance desert landscaping. Located just an hour from the excitement of Las Vegas, this home offers the perfect balance of country living and accessibility to shopping. With the extra garage it's priced to sell.

21. 2025-12-31
    historical
22. 2025-10-09
    price $400,000
23. 2025-09-05
    price $414,900
24. 2025-07-31
    price $419,900
25. 2025-06-26
    listed $425,000 Active
26. 2023-12-20
    historical
27. 2023-08-29
    listed $435,000 Active
28. 2003-01-07
    soldstatus $30,500

ⓘ 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: $1,751 · $146/mo
• Projected year-2 tax: $2,212 · $184/mo
• Expected delta: +$462/yr (+$38/mo · 26.4%)

ⓘ 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 6 d/yr ≥102°F today · 14 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: $26,602
• − Mortgage interest: −$21,006
• − Property taxes: −$1,751
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,128
• − Management: −$2,128
• − HOA: −$336
• − Depreciation: −$10,909
• Taxable loss: −$13,530
• Est. tax savings @ 24.0%: +$3,247
• After-tax cash flow: $-3,297/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

+1129.5% since first listed

13 events — show timeline

• 2026-05-09 Price Changed $374,999 GLVAR
• 2026-04-29 Price Changed $375,000 GLVAR
• 2026-04-04 Price Changed $389,000 GLVAR
• 2026-01-21 Price Changed $395,000 GLVAR
• 2026-01-01 Listed $399,999 GLVAR
• 2025-12-31 Listing Removed — GLVAR
• 2025-10-09 Price Changed $400,000 GLVAR
• 2025-09-05 Price Changed $414,900 GLVAR
• 2025-07-31 Price Changed $419,900 GLVAR
• 2025-06-26 Listed $425,000 GLVAR
• 2023-12-20 Listing Removed — GLVAR
• 2023-08-29 Listed $435,000 GLVAR
• 2003-01-07 Sold (Public Records) $30,500 Public Records

Property tax history

-0.8%/yr

Latest (2025): $1,751 · +6.9% YoY. Source: county tax records.