Modern Fourplex Under
For Sale
$759,999
1881 Big Horn Street, Pahrump, NV 89048
Residential, Pahrump, NV
Property Size4,480 SF
Lot Size0.34 Acres
Price / SF$169.64
Days on Market289
Property Features for 1881 Big Horn Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Parking
10
Interior features
Ceiling Fan(s)
Appliances
Electric Water Heater, Disposal, Microwave, Oven, Range
Subdivision
Calvada Valley U3
Elementary school
,
Directions
Left on E Ambush and right on Big Horn
Standard status
Active
APN
42-141-17
Size
4,480 SF
Lot size
0.34 Acres
Taxes and HOA fees
Tax Annual Amount
6182
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Water source
Public
Building Details
Year built
2025
Floors in Building
1
Number of units
1
Flooring type
Concrete
Building materials
Stucco, Wood Frame
Roof type
Tile
Architectural style
Other
Listing Agency:
Congress Realty
(888) 881-4118
Listed By:
Jared A. English · License #B.1001537
(888) 881-4118
Added: Nov 13, 2025
Changed: Aug 20
Last Checked: Aug 29 at 11:06AM
MLS# 2734902
Copyright © 2026 Las Vegas REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This under-construction quadplex contains four residential units within a 4,480-square-foot building on a 0.34-acre lot. Each unit is designed with 3 bedrooms, 2 bathrooms, a dedicated utility room, and 1,120 square feet of living space. Interior specifications include vinyl flooring throughout, quartz countertops, white soft-close cabinetry, ceiling fans, and open-concept layouts. The property is scheduled for completion by November 2025 and carries a 2025 year built designation.
Located at 1881 Big Horn Street in Pahrump, Nevada, the property is served by public water and public sewer. Construction includes stucco and wood-frame materials, with a tile roof, concrete flooring, central electric heating, and electric water heaters. Appliances include a disposal, microwave, oven, range, and electric water heater.
Located at 1881 Big Horn Street in Pahrump, Nevada, the property is served by public water and public sewer. Construction includes stucco and wood-frame materials, with a tile roof, concrete flooring, central electric heating, and electric water heaters. Appliances include a disposal, microwave, oven, range, and electric water heater.
Key Highlights
- Fourplex with 4,480 square feet of building area on 0.34 acres
- Four units, each with 3 bedrooms, 2 bathrooms, and 1,120 square feet
- Under construction with completion scheduled by Nov 2025
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$39,815
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.24%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$796,300
$796.3K
Cap Rate 7%
$568,786
$568.8K
Cap Rate 9%
$442,389
$442.4K
Market Conditions
NOI Build-Up for 4,480 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$60.7K $13.56/SF
− Vacancy
−$3.9K −$0.86/SF
EGI
$56.9K $12.70/SF
− OpEx
−$17.1K −$3.81/SF
NOI
$39.8K $8.89/SF
Area
Nye County, NV
Vacancy
6.37%
Lease Rate
$13.56 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$796,300
Cap Rate 7%
$568,786
Cap Rate 9%
$442,389
Alternative Uses
Best Use
Multifamily LT 5
$568.8K
$497.7K – $663.6K
NOI $39,815 @ 7.0% cap · market cap 5.24%
Second Best
Apartment 5plus
$524.1K
$458.6K – $611.5K
NOI $36,687 @ 7.0% cap · market cap 4.83%
Theoretical Best
Office A
$1.42M
$1.25M – $1.66M
NOI $99,651 @ 7.0% cap · market cap 13.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
306
Businesses Nearby
Explore this area
Business Placement
Demographics for 89048, NV
25,166
Population
11,571
Households
2.2
Avg Household Size
54
Median Age
13%
College-Educated
87%
High-School Grad
86.0 sq mi
ZIP Area
293
Density / Sq Mi
$55,747
Median Household Income
$35,405
Median Earnings
$1,162
Median Rent
$292,400
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four residential units offer three-bedroom layouts with private utility rooms and contemporary interior finishes.
Where is this quadplex located?
The property is located at 1881 Big Horn Street Pahrump, NV.
What is the asking price?
The asking price for this property is $759,999.
What are key features of this property?
This property features: Fourplex with 4,480 square feet of building area on 0.34 acres; Four units, each with 3 bedrooms, 2 bathrooms, and 1,120 square feet; Under construction with completion scheduled by Nov 2025
