Updated Four-Unit
For Sale
$599,900
828 Sagman Street, Las Vegas, NV 89101
Residential, Las Vegas, NV
Property Size3,357 SF
Lot Size0.16 Acres
Price / SF$178.70
Days on Market12
Property Features for 828 Sagman Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Window features
Blinds
Interior features
Storage, Window Treatments
Exterior features
Private Yard
Appliances
Dryer, Dishwasher, Disposal, Oven, Range, Refrigerator, Washer
Subdivision
Bruce Gardens
Elementary school
,
Directions
East on Washington from Las Vegas Blvd. South on Sagman from Washington to property on left side of street.
Standard status
Active
APN
139-26-310-003
Size
3,357 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Annual Amount
1732
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1976
Floors in Building
2
Number of units
4
Flooring type
Vinyl
Building materials
Wood Frame
Roof type
Composition, Shingle
Architectural style
Other
Additional Structures
Storage
Listing Agency:
Turner Realty
Listed By:
Michael L. Turner · License #B.0027356
(702) 876-4098
Added: Sep 16
Changed: Sep 21
Last Checked: Sep 27 at 6:06PM
MLS# 2819307
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 four-unit residential property contains 3,357 square feet on a 0.16-acre lot and was built in 1976. The building has wood-frame construction, vinyl flooring, storage, window treatments, and a private yard. Each unit is equipped with a washer, dryer, dishwasher, disposal, oven, range, and refrigerator.
Central natural-gas heating and central air conditioning serve the property. Public water and public sewer are in place, and the roof uses composition shingles. All unit leases have expired, creating flexibility for an owner-occupant. The property has been held by the same owner for 16 years.
Central natural-gas heating and central air conditioning serve the property. Public water and public sewer are in place, and the roof uses composition shingles. All unit leases have expired, creating flexibility for an owner-occupant. The property has been held by the same owner for 16 years.
Key Highlights
- Four residential units within a 3,357‑square‑foot property
- 0.16‑acre lot with private yard
- All unit leases have expired
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
$38,639
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
6.44%
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%
$772,780
$772.8K
Cap Rate 7%
$551,986
$552.0K
Cap Rate 9%
$429,322
$429.3K
Market Conditions
NOI Build-Up for 3,357 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
$58.4K $17.40/SF
− Vacancy
−$3.2K −$0.96/SF
EGI
$55.2K $16.44/SF
− OpEx
−$16.6K −$4.93/SF
NOI
$38.6K $11.51/SF
Area
Las Vegas, NV
Vacancy
5.50%
Lease Rate
$17.40 /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%
$772,780
Cap Rate 7%
$551,986
Cap Rate 9%
$429,322
Alternative Uses
Best Use
Multifamily LT 5
$552.0K
$483.0K – $644.0K
NOI $38,639 @ 7.0% cap · market cap 6.44%
Second Best
Apartment 5plus
$510.1K
$446.3K – $595.1K
NOI $35,707 @ 7.0% cap · market cap 5.95%
Theoretical Best
Specialty Retail
$1.16M
$1.01M – $1.35M
NOI $81,199 @ 7.0% cap · market cap 13.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
793
Businesses Nearby
Explore this area
Business Placement
Demographics for 89101, NV
42,465
Population
18,258
Households
2.3
Avg Household Size
35
Median Age
11%
College-Educated
66%
High-School Grad
5.4 sq mi
ZIP Area
7,864
Density / Sq Mi
$38,653
Median Household Income
$29,471
Median Earnings
$1,008
Median Rent
$258,100
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Quadplex - Four residential units offer flexible occupancy options with central heating and cooling, in-unit laundry appliances, and private yard space.
Where is this quadplex located?
The property is located at 828 Sagman Street Las Vegas, NV.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: Four residential units within a 3,357‑square‑foot property; 0.16‑acre lot with private yard; All unit leases have expired
