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    Updated Fourplex in Prime Location Title is generated by Realmo AI

    828 Sagman Street, Las Vegas, NV 89101

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    For Sale
    $649,900

    MULTI_FAMILY - Other - Las Vegas, NV

    Property size:
    3,357 SF
    Lot size:
    0.16 Acres
    Price / SF:
    $193/SF
    Added:
    Jan 7, 2026
    Days on Market:
    136
    Last Refresh:
    May 23 at 6:06 pm

    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
    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

    We can help!

    Listing Contact
    Michael L. Turner

    Listing agent Michael L. Turner License #B.0027356

    Listing office Turner Realty 2545 S Torrey Pines Dr, LAS VEGAS, NV

    Listing date Jan 7, 2026

    MLS# 2744619 Listing URL

    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.

    HighLights

    • All unit leases have expired, offering flexibility for owner‑occupancy or adjusting rents.
    • Four‑plex property in a prime Las Vegas location.
    • Modern touches and updates throughout all four units.
    • Well‑maintained property owned by the same owner for 16 years.
    • Includes essential appliances: Dryer, Dishwasher, Disposal, Oven, Range, Refrigerator, Washer.
    • Central heating (Natural Gas) and Central Air conditioning.

    Overview

    This updated fourplex is located in a prime area of Las Vegas. The property features four units with modern touches throughout, offering a fresh and well-maintained appeal. The property has been under the same ownership for 16 years. The lot size is 0.16 acres and the property size is 3357 square feet. All unit leases have expired, providing flexibility for an owner-occupant or an investor looking to adjust rents or deliver units vacant. It presents an excellent investment opportunity with strong potential.

    Financial Insights

    Value Estimation Calculated for Multifamily LT 5

    Conservative
    $429.3K
    NOI $38,639 @ 9.00% cap · cautious / downside scenario
    Moderate
    $552.0K
    NOI $38,639 @ 7.00% cap · market / base-case scenario
    Aggressive
    $772.8K
    NOI $38,639 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Multifamily LT 5

    Component $ $/SF
    Gross rent $58.4k $17.40
    − Vacancy −$3.2k −$0.96
    EGI $55.2k $16.44
    − OpEx −$16.6k −$4.93
    NOI $38.6k $11.51
    3,357 SF · lease $17.40/SF/yr · vacancy 5.50% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Multifamily LT 5
    $552.0K
    $483.0K – $644.0K (±1% cap)
    NOI $38,639 @ 7.0% cap · market cap 5.95%
    Second Best
    Apartment 5plus
    $510.1K
    $446.3K – $595.1K (±1% cap)
    NOI $35,707 @ 7.0% cap · market cap 5.49%
    Theoretical Best
    Specialty Retail
    $1.16M
    $1.01M – $1.35M (±1% cap)
    NOI $81,199 @ 7.0% cap · market cap 12.49%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Quadplexes

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Las Vegas
    County
    Clark
    State
    Nevada
    Longitude
    -115.126776
    Latitude
    36.179236

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    FAQs

    What type of property is this?
    Quadplex - Updated fourplex in Las Vegas with flexible leasing options.
    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 $649,900.
    What are key features of this property?
    This property features: All unit leases have expired, offering flexibility for owner‑occupancy or adjusting rents.; Four‑plex property in a prime Las Vegas location.; Modern touches and updates throughout all four units.
    (702) 876-4098
    We can help!
    Listing Contact
    Michael L. Turner
    Real Estate License ID: B.0027356
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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