6311 N Red Planet Ln · Pahrump, NV 89060

$225,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 125 Days on market

Built 1999 4,770 sqft lot $188/sqft · 33% below area Est $336k · 33% under

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Why this score? — see what drove the C- 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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Great opportunity in Pahrump . 3 bed 2 bath home nestled in north Pahrump with incredible Mountain Views . Master bath has been fully remodeled, and has two closets , wood burning stove in the living room makes cozy winter days .

Key facts

• Fully remodeled
• Mountain views
• Wood burning stove

Tags

• MOUNTAIN VIEWS
• FULLY REMODELED
• WOOD BURNING STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/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 $183k (18.7% below list).
• Recommended offer: $183k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 44% 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 125 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $45k; list at $225k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,826 (18.7% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.81% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• GRM: 10.3

CMA / ARV

• ARV (median comp): $336,267
• List price: $225,000
• Delta: -33.09%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-29,437
• Equity at exit: $33,548

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-16,893
• Equity at exit: $19,454

Cash invested: $63,000 (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 89060

• Home prices YoY: -1.6%
• Active inventory: 655
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,828 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$59 /mo · $704/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $112

Break-even live

Break-even rent $1,687

Max offer price $225,000

Occupancy floor 89%

Sensitivity live

Price	-10% $239	-5% $176	+0% $112	+5% $48	+10% $-15
Rent	-10% $-32	-5% $40	+0% $112	+5% $184	+10% $256
Rate	-1.0pp $225	-0.5pp $169	base $112	+0.5pp $54	+1.0pp $-6

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6780 Newby Ln Pahrump, NV	4.0	2.0	1390	$1,695	$1.22	45d	1	0.87mi

Listing history 16 events

1. 2026-06-07
   status $225,000 Pending 125 DOM
2. 2026-06-03
   days on market $225,000 Active 125 DOM
3. 2026-06-02
   days on market $225,000 Active 124 DOM
4. 2026-06-01
   days on market $225,000 Active 123 DOM
5. 2026-05-31
   days on market $225,000 Active 122 DOM
6. 2026-05-30
   days on market $225,000 Active 121 DOM
7. 2026-04-23
   price $225,000 229-char remark

   Show marketing remark (229 chars)

   Great opportunity in Pahrump . 3 bed 2 bath home nestled in north Pahrump with incredible Mountain Views . Master bath has been fully remodeled, and has two closets , wood burning stove in the living room makes cozy winter days .

8. 2026-02-17
   price $230,000 229-char remark

   Show marketing remark (229 chars)

   Great opportunity in Pahrump . 3 bed 2 bath home nestled in north Pahrump with incredible Mountain Views . Master bath has been fully remodeled, and has two closets , wood burning stove in the living room makes cozy winter days .

9. 2026-01-28
   listed $235,000 Active 229-char remark

   Show marketing remark (229 chars)

   Great opportunity in Pahrump . 3 bed 2 bath home nestled in north Pahrump with incredible Mountain Views . Master bath has been fully remodeled, and has two closets , wood burning stove in the living room makes cozy winter days .

10. 2012-05-04
    soldstatus $45,000
11. 2012-05-03
    soldstatus $45,000 Sold 92-char remark

    Show marketing remark (92 chars)

    Cute little home freshly refurbished. New paint and new carpet and lenoleum. Priced to sell.

12. 2012-03-14
    status Pending 92-char remark

    Show marketing remark (92 chars)

    Cute little home freshly refurbished. New paint and new carpet and lenoleum. Priced to sell.

13. 2012-01-16
    price $42,500 92-char remark

    Show marketing remark (92 chars)

    Cute little home freshly refurbished. New paint and new carpet and lenoleum. Priced to sell.

14. 2011-12-27
    price $49,900 92-char remark

    Show marketing remark (92 chars)

    Cute little home freshly refurbished. New paint and new carpet and lenoleum. Priced to sell.

15. 2011-12-02
    price $54,900 92-char remark

    Show marketing remark (92 chars)

    Cute little home freshly refurbished. New paint and new carpet and lenoleum. Priced to sell.

16. 2011-10-20
    listed $59,900 Exclusive Right 92-char remark

    Show marketing remark (92 chars)

    Cute little home freshly refurbished. New paint and new carpet and lenoleum. Priced to sell.

ⓘ 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: $704 · $59/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$623/yr (+$52/mo · 88.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 17 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: $21,939
• − Mortgage interest: −$12,603
• − Property taxes: −$704
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − Depreciation: −$6,545
• Taxable loss: −$2,549
• Est. tax savings @ 24.0%: +$612
• After-tax cash flow: $1,956/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

+275.6% since first listed

10 events — show timeline

• 2026-04-23 Price Changed $225,000 GLVAR
• 2026-02-17 Price Changed $230,000 GLVAR
• 2026-01-28 Listed $235,000 GLVAR
• 2012-05-04 Sold (Public Records) $45,000 Public Records
• 2012-05-03 Sold (MLS) $45,000 GLVAR
• 2012-03-14 Pending — GLVAR
• 2012-01-16 Price Changed $42,500 GLVAR
• 2011-12-27 Price Changed $49,900 GLVAR
• 2011-12-02 Price Changed $54,900 GLVAR
• 2011-10-20 Listed $59,900 GLVAR

Property tax history

-1.0%/yr

Latest (2025): $704 · +3.6% YoY. Source: county tax records.