New Construction
For Sale
$729,900
1101 Sixshooter, Pahrump, NV 89048
Residential, Pahrump, NV
Property Size4,400 SF
Price / SF$165.89
Days on Market139
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
Amenities
kitchen appliances
washer/dryer hookups
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 21
Last Checked: Sep 27 at 2:06PM
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 4,400-square-foot quadplex in Pahrump is under construction, with completion expected by 9/1. The 2026 property contains four residences, each with three bedrooms and two full bathrooms. Interior specifications include European flat-panel cabinetry, Natural Quartzite counters in the kitchens and bathrooms, vinyl flooring, ceiling fans, and central heating and cooling. Kitchen appliances include a dishwasher, microwave, oven, range, and refrigerator, while washer and dryer hookups are provided in every unit.
The property is located at 1101 Sixshooter in Pahrump, Nevada. Public water and public sewer serve the building, and the improvements include stucco and wood-frame construction beneath a tile roof. On-site parking is provided for the four-unit configuration.
The property is located at 1101 Sixshooter in Pahrump, Nevada. Public water and public sewer serve the building, and the improvements include stucco and wood-frame construction beneath a tile roof. On-site parking is provided for the four-unit configuration.
Key Highlights
- Four‑unit property with 4,400 square feet
- Each unit includes 3 bedrooms and 2 full bathrooms
- Construction completion expected by 9/1; year built is 2026
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 - Each residence offers three bedrooms, two full bathrooms, kitchen appliances, and washer-dryer hookups.
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: Four‑unit property with 4,400 square feet; Each unit includes 3 bedrooms and 2 full bathrooms; Construction completion expected by 9/1; year built is 2026
