4-Unit Residential Property with
New
For Sale
$779,900
1101 Potro Avenue, Pahrump, NV 89048
Residential, Pahrump, NV
Property Size4,884 SF
Lot Size0.37 Acres
Price / SF$159.68
Days on Market3
Property Features for 1101 Potro Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Window features
Blinds
Interior features
Ceiling Fan(s), Window Treatments
Appliances
Dryer, Dishwasher, Refrigerator, Washer
Subdivision
Calvada Valley U7
Elementary school
,
Directions
W on HWY 160 from Las Vegas to HWY 372*Take 372 through the roundabout, left on Red Butte, L on Burbon, L on Potro
Standard status
Active
APN
39-476-05
Size
4,884 SF
Lot size
0.37 Acres
Taxes and HOA fees
Tax Annual Amount
3437
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Amenities
fenced yard
Building Details
Year built
1999
Floors in Building
2
Number of units
4
Flooring type
Carpet, Tile - Ceramic, Vinyl
Building materials
Stucco, Wood Frame
Roof type
Tile
Architectural style
Other
Listing Agency:
RE/MAX Advantage · RE/MAX International
(702) 228-3200
Listed By:
Leslie North · License #S.0045313
(702) 860-5412
Added: Sep 25
Last Checked: Sep 27 at 1:06PM
MLS# 2821998
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 4,884 square feet on a 0.372-acre parcel. Each unit offers three bedrooms, 2.5 baths, and an attached two-car garage, along with a washer and dryer and a refrigerator. Fenced backyards and low-maintenance exterior materials serve all four residences. Three units have updated kitchens and laminate flooring.
Power and water are separately metered for each unit. The property was built in 1999 and has central electric heat and central air conditioning. Public water and sewer serve the property.
Power and water are separately metered for each unit. The property was built in 1999 and has central electric heat and central air conditioning. Public water and sewer serve the property.
Key Highlights
- Four units, each with three bedrooms and 2.5 baths
- Each residence has an attached two‑car garage and fenced backyard
- 4,884 square feet on 0.372 acres
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
$43,406
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
5.57%
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%
$868,120
$868.1K
Cap Rate 7%
$620,086
$620.1K
Cap Rate 9%
$482,289
$482.3K
Market Conditions
NOI Build-Up for 4,884 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
$66.2K $13.56/SF
− Vacancy
−$4.2K −$0.86/SF
EGI
$62.0K $12.70/SF
− OpEx
−$18.6K −$3.81/SF
NOI
$43.4K $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%
$868,120
Cap Rate 7%
$620,086
Cap Rate 9%
$482,289
Alternative Uses
Best Use
Multifamily LT 5
$620.1K
$542.6K – $723.4K
NOI $43,406 @ 7.0% cap · market cap 5.57%
Second Best
Apartment 5plus
$571.4K
$499.9K – $666.6K
NOI $39,995 @ 7.0% cap · market cap 5.13%
Theoretical Best
Office A
$1.55M
$1.36M – $1.81M
NOI $108,637 @ 7.0% cap · market cap 13.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
143
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 - Each residence includes private outdoor space, in-unit laundry, and separately metered power and water.
Where is this quadplex located?
The property is located at 1101 Potro Avenue Pahrump, NV.
What is the asking price?
The asking price for this property is $779,900.
What are key features of this property?
This property features: Four units, each with three bedrooms and 2.5 baths; Each residence has an attached two‑car garage and fenced backyard; 4,884 square feet on 0.372 acres
