New Construction
For Sale
$729,900
1100 Sixshooter, Pahrump, NV 89048
Residential, Pahrump, NV
Property Size4,400 SF
Lot Size0.34 Acres
Price / SF$165.89
Days on Market139
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
Electric (Heating), Central
Cooling system
Central Air, ENERGY STAR Qualified Equipment
Water source
Public
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: Sep 13
Last Checked: Sep 27 at 2:06PM
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.
This four-unit residential income property is under construction, with completion scheduled by 9/1. The 4,400-square-foot building includes four matching units, each with 3 bedrooms and 2 full bathrooms. Interior plans call for custom kitchens and bathrooms featuring European flat-panel cabinetry and natural quartzite countertops. Each residence also includes washer and dryer hookups, vinyl flooring, ceiling fans, central heating, and central air conditioning.
The property is located at 1100 Sixshooter in Pahrump, Nevada, on a 0.3444-acre lot. Public water and public sewer serve the property. Construction materials include stucco and wood frame, with a tile roof. Kitchen appliances include a microwave, oven, range, and refrigerator. Photos represent a model match with similar finishes.
The property is located at 1100 Sixshooter in Pahrump, Nevada, on a 0.3444-acre lot. Public water and public sewer serve the property. Construction materials include stucco and wood frame, with a tile roof. Kitchen appliances include a microwave, oven, range, and refrigerator. Photos represent a model match with similar finishes.
Key Highlights
- 4,400‑square‑foot quadplex with four residential units
- Each unit includes 3 bedrooms and 2 full bathrooms
- 0.3444‑acre lot at 1100 Sixshooter, Pahrump, NV 89048
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
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Open Analytics
Current Use
Lease Details
4
Residential units
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 matching three-bedroom layouts, private laundry hookups, and updated kitchen and bath finishes.
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: 4,400‑square‑foot quadplex with four residential units; Each unit includes 3 bedrooms and 2 full bathrooms; 0.3444‑acre lot at 1100 Sixshooter, Pahrump, NV 89048
