4-Unit Quadplex with Quartz
For Sale
$740,000
Pending
1861 Five Feathers Street, Pahrump, NV 89048
Residential, Pahrump, NV
Property Size4,388 SF
Lot Size0.36 Acres
Days on Market126
Property Features for 1861 Five Feathers Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Window features
Blinds
Interior features
Ceiling Fan(s), Window Treatments
Appliances
Dishwasher, Microwave, Oven, Range, Refrigerator
Subdivision
Calvada Valley U6
Elementary school
,
Directions
From Hwy 160, turn Left on Calvada, Right on Dandelion, Right on Haiwee St, Left on Pocahontas; Right on 5 Feathers.
Standard status
Pending
APN
38-512-07
Size
4,388 SF
Lot size
0.36 Acres
Taxes and HOA fees
Tax Annual Amount
120
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Amenities
custom cabinets
quartz counters
stainless steel appliances
ceiling fans
luxury vinyl plank flooring
carpeted bedrooms
separate laundry area
Building Details
Year built
2026
Floors in Building
1
Number of units
4
Flooring type
Vinyl
Building materials
Block, Stucco
Roof type
Tile
Architectural style
Other
Listing Agency:
Realty ONE Group, Inc
(702) 898-1010
Listed By:
Jill Amsel · License #BS.0063646
(702) 683-6563
Added: Apr 21
Changed: Aug 24
Last Checked: Aug 24 at 8:06PM
MLS# 2775255
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 under-construction quadplex contains four residences, with each unit offering 3 bedrooms, 2 baths, and 1,097 square feet. Interior specifications include custom cabinetry, quartz countertops, stainless steel appliances, separate laundry areas, ceiling fans in living rooms and bedrooms, luxury vinyl plank flooring in the main living areas, and carpeted bedrooms. Appliances include an electric stove, microwave, refrigerator, and dishwasher.
The 0.356-acre property is served by public water and public sewer. Construction incorporates block and stucco materials, tile roofing, central electric heating, central air conditioning, and window treatments. Completion is identified for 2026, with a 1-year comprehensive warranty, 2 years of coverage for major systems, and 6 years of structural coverage.
The 0.356-acre property is served by public water and public sewer. Construction incorporates block and stucco materials, tile roofing, central electric heating, central air conditioning, and window treatments. Completion is identified for 2026, with a 1-year comprehensive warranty, 2 years of coverage for major systems, and 6 years of structural coverage.
Key Highlights
- Four‑unit property with 3 bedrooms, 2 baths, and 1,097 square feet per residence
- 0.356‑acre parcel with 4,388 square feet of total property size
- Custom cabinets and quartz countertops in each unit
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
$38,998
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
5.27%
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%
$779,960
$780.0K
Cap Rate 7%
$557,114
$557.1K
Cap Rate 9%
$433,311
$433.3K
Market Conditions
NOI Build-Up for 4,388 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
$59.5K $13.56/SF
− Vacancy
−$3.8K −$0.86/SF
EGI
$55.7K $12.70/SF
− OpEx
−$16.7K −$3.81/SF
NOI
$39.0K $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%
$779,960
Cap Rate 7%
$557,114
Cap Rate 9%
$433,311
Alternative Uses
Best Use
Multifamily LT 5
$557.1K
$487.5K – $650.0K
NOI $38,998 @ 7.0% cap · market cap 5.27%
Second Best
Apartment 5plus
$513.3K
$449.2K – $598.9K
NOI $35,933 @ 7.0% cap · market cap 4.86%
Theoretical Best
Office A
$1.39M
$1.22M – $1.63M
NOI $97,604 @ 7.0% cap · market cap 13.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
747
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 - Each residence provides three bedrooms, two baths, and a separate laundry area for practical household living.
Where is this quadplex located?
The property is located at 1861 Five Feathers Street Pahrump, NV.
What is the asking price?
The asking price for this property is $740,000.
What are key features of this property?
This property features: Four‑unit property with 3 bedrooms, 2 baths, and 1,097 square feet per residence; 0.356‑acre parcel with 4,388 square feet of total property size; Custom cabinets and quartz countertops in each unit
