Quadplex Under
For Sale
$729,900
1101 Sixshooter, Pahrump, NV 89048
MULTI_FAMILY - Other - Pahrump, NV
Property Size4,400 SF
Price / SF$165.89
Days on Market92
Property Features for 1101 Sixshooter
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Interior features
Ceiling Fan(s)
Appliances
Dishwasher, Microwave, Oven, Range, Refrigerator
Subdivision
Pahrump
Elementary school
,
Directions
From Las Vegas 160N. 160 to 372. Left on 372. Left on Red Butte. Right on Comstock. Right on Sixshooter. 1101 is on the left.
Standard status
Active
APN
03947311
Size
4,400 SF
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air
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: Aug 3
Last Checked: Aug 11 at 11:06PM
MLS# 2782110
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 quadplex is under construction with an estimated completion timeline of 9/1 and a 2026 construction start. The property will feature four units, and each unit is planned as a three-bedroom, two-full-bath layout. Interior finishes include custom kitchens and bathrooms with European flat panel cabinetry and natural quartzite countertops. Each unit is designed to include kitchen appliances, as well as washer and dryer hookups. Flooring is vinyl, with ceiling fan(s) included.
The building will be constructed with stucco and wood frame materials and will be topped with a tile roof. Heating will be central electric, and cooling will be provided by central air. Utilities include public water and public sewer.
For investors or tenants seeking low-maintenance, straightforward residential income structure, this new-build quadplex offers consistent unit configuration across all four homes.
The building will be constructed with stucco and wood frame materials and will be topped with a tile roof. Heating will be central electric, and cooling will be provided by central air. Utilities include public water and public sewer.
For investors or tenants seeking low-maintenance, straightforward residential income structure, this new-build quadplex offers consistent unit configuration across all four homes.
Key Highlights
- Quadplex under construction with estimated completion by 9/1
- Four units, each planned with 3 bedrooms and 2 full bathrooms
- Custom kitchens and baths with European flat panel cabinetry and natural quartzite countertops
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
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Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit quadplex with three-bedroom, two-bath layouts, central electric heating, and central air, slated for completion by 9/1.
Where is this quadplex located?
The property is located at 1101 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: Quadplex under construction with estimated completion by 9/1; Four units, each planned with 3 bedrooms and 2 full bathrooms; Custom kitchens and baths with European flat panel cabinetry and natural quartzite countertops
