Quadplex with Central
For Sale
$729,900
1100 Sixshooter, Pahrump, NV 89048
MULTI_FAMILY - Other - Pahrump, NV
Property Size4,400 SF
Lot Size0.34 Acres
Price / SF$165.89
Days on Market92
Property Features for 1100 Sixshooter
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Parking
10
Interior features
Ceiling Fan(s)
Appliances
Microwave, Oven, Range, Refrigerator
Subdivision
Pahrump
Elementary school
,
Directions
From Las Vegas, 160 N to 372. Left on 372. Left on Red Butte, Right on Comstock, Right on Sixshooter. 1100 Sixshooter is on the Left
Standard status
Active
APN
03946411
Size
4,400 SF
Lot size
0.34 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air, ENERGY STAR Qualified Equipment
Water source
Public
Amenities
custom kitchens and bathrooms
european flat panel cabinetry
kitchen appliances included
washer and dryer hook ups
natural quartzite countertops
Building Details
Year built
2026
Floors in Building
1
Number of units
1
Flooring type
Vinyl
Building materials
Stucco, Wood Frame
Roof type
Tile
Architectural style
Other
Listing Agency:
Platinum Real Estate Prof
(702) 616-9400
Listed By:
Andrew J. Grasso IV · License #S.0077715
(702) 400-4782
Added: May 12
Changed: Aug 2
Last Checked: Aug 11 at 11:06PM
MLS# 2782084
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.
Newly constructed quadplex under construction with four units. Each unit is planned with three bedrooms and two full bathrooms, custom kitchens and bathrooms with European flat panel cabinetry, and natural quartzite countertops in the kitchen and bathrooms. Appliances are included, and each unit has washer and dryer hook ups. Interior finishes include vinyl flooring and ceiling fan(s). The property is being built with stucco and wood frame construction and a tile roof, with central electric heating and central air using ENERGY STAR qualified equipment.
Set on a 0.3444-acre lot in Pahrump, Nevada (1100 Sixshooter, NV 89048), the quadplex uses public water and public sewer. Construction is listed as Under Construction with a year built of 2026, with completion expected by 9/1.
Set on a 0.3444-acre lot in Pahrump, Nevada (1100 Sixshooter, NV 89048), the quadplex uses public water and public sewer. Construction is listed as Under Construction with a year built of 2026, with completion expected by 9/1.
Key Highlights
- Four‑unit quadplex planned; each unit has three bedrooms and two full bathrooms
- Under construction with year built 2026 and construction completion expected by 9/1
- Central air with ENERGY STAR qualified equipment and central electric heating
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
$39,104
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
5.36%
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%
$782,080
$782.1K
Cap Rate 7%
$558,629
$558.6K
Cap Rate 9%
$434,489
$434.5K
Market Conditions
NOI Build-Up for 4,400 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
$59.7K $13.56/SF
− Vacancy
−$3.8K −$0.86/SF
EGI
$55.9K $12.70/SF
− OpEx
−$16.8K −$3.81/SF
NOI
$39.1K $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%
$782,080
Cap Rate 7%
$558,629
Cap Rate 9%
$434,489
Alternative Uses
Best Use
Multifamily LT 5
$558.6K
$488.8K – $651.7K
NOI $39,104 @ 7.0% cap · market cap 5.36%
Second Best
Apartment 5plus
$514.7K
$450.4K – $600.5K
NOI $36,032 @ 7.0% cap · market cap 4.94%
Theoretical Best
Office A
$1.40M
$1.22M – $1.63M
NOI $97,871 @ 7.0% cap · market cap 13.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
99
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Brand-new under-construction quadplex with central air, four 3-bedroom units, and public water and sewer.
Where is this quadplex located?
The property is located at 1100 Sixshooter Pahrump, NV.
What is the asking price?
The asking price for this property is $729,900.
What are key features of this property?
This property features: Four‑unit quadplex planned; each unit has three bedrooms and two full bathrooms; Under construction with year built 2026 and construction completion expected by 9/1; Central air with ENERGY STAR qualified equipment and central electric heating
