New Fourplex Investment
For Sale
$759,999
1881 Big Horn St, Pahrump, NV 89048
New fourplex in Pahrump, NV, completion by Nov 2025.
Property Size4,480 SF
Lot Size0.34 Acres
Days on Market274
Property Features for 1881 Big Horn St
General Information
Standard status
Active
Size
4,480 SF
Lot size
0.34 Acres
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$6,182
Building Details
Building Size
4,480 SF
Year Built
2025
Stories
1
Units
1
Listing Agency:
Congress Realty
(888) 881-4118
Listed By:
Jared A. English · License #B.1001537
(888) 881-4118
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 14
Last Checked: Aug 28 at 3:13PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Congress Realty
Investment Insights
Based on property information with market context.
This new fourplex, scheduled for completion by November 2025, presents an investment opportunity in the Pahrump, NV market. Each of the four units includes 3 bedrooms, 2 bathrooms, and a utility room. The units offer 1,120 sq. ft. of living space and feature vinyl flooring, quartz countertops, and white soft-close cabinetry. The open-concept floor plan provides a modern living space.
Key Highlights
- Brand‑new fourplex construction, completed by Nov 2025, offering a modern investment property.
- Located in the rapidly growing Pahrump, NV market.
- Each unit features 3 bedrooms and 2 bathrooms with 1,120 sq. ft. of living space.
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
$39,815
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
5.24%
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%
$796,300
$796.3K
Cap Rate 7%
$568,786
$568.8K
Cap Rate 9%
$442,389
$442.4K
Market Conditions
NOI Build-Up for 4,480 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
$60.7K $13.56/SF
− Vacancy
−$3.9K −$0.86/SF
EGI
$56.9K $12.70/SF
− OpEx
−$17.1K −$3.81/SF
NOI
$39.8K $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%
$796,300
Cap Rate 7%
$568,786
Cap Rate 9%
$442,389
Alternative Uses
Best Use
Multifamily LT 5
$568.8K
$497.7K – $663.6K
NOI $39,815 @ 7.0% cap · market cap 5.24%
Second Best
Apartment 5plus
$524.1K
$458.6K – $611.5K
NOI $36,687 @ 7.0% cap · market cap 4.83%
Theoretical Best
Office A
$1.42M
$1.25M – $1.66M
NOI $99,651 @ 7.0% cap · market cap 13.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
306
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 - New fourplex in Pahrump, NV, completion by Nov 2025.
Where is this quadplex located?
The property is located at 1881 Big Horn St Pahrump, NV.
What is the asking price?
The asking price for this property is $759,999.
What are key features of this property?
This property features: Brand‑new fourplex construction, completed by Nov 2025, offering a modern investment property.; Located in the rapidly growing Pahrump, NV market.; Each unit features 3 bedrooms and 2 bathrooms with 1,120 sq. ft. of living space.
