New 4-Unit
For Sale
$739,900
Pending
461 Comstock St, Pahrump, NV 89048
Each residence offers a three-bedroom, two-bath layout with updated finishes and dedicated laundry space.
Property Size4,388 SF
Days on Market126
Property Features for 461 Comstock St
General Information
Standard status
Pending
Size
4,388 SF
Property subtype
Multi Family
Units
Unit Mix
4 x 3BR/2BA
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$120
Building Details
Building Size
4,388 SF
Year Built
2026
Buildings
1
Stories
1
Units
4
Listing Agency:
Realty ONE Group
(702) 205-9673
Listed By:
Edwin H. Farnham · License #BS.0063646
(702) 205-9673
Source:
Elliman
Added: Apr 28
Changed: Aug 30
Last Checked: Aug 30 at 3:50PM
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 Realty ONE Group
Investment Insights
Based on property information with market context.
Completed in 2026, this quadplex contains four residences, each measuring 1,097 square feet with three bedrooms and two bathrooms. Interior specifications include custom cabinetry, quartz countertops, stainless steel appliances, and a separate laundry area. Luxury vinyl plank flooring extends through the main living areas, while the bedrooms are carpeted. Ceiling fans are installed in the living room and bedrooms.
The property is located at 461 Comstock St in Pahrump, Nevada. Mobility scores indicate a car-dependent setting, with a walk score of 9 and a bike score of 26. Warranty coverage includes one year bumper-to-bumper, two years for major systems, and six years for structural components.
The property is located at 461 Comstock St in Pahrump, Nevada. Mobility scores indicate a car-dependent setting, with a walk score of 9 and a bike score of 26. Warranty coverage includes one year bumper-to-bumper, two years for major systems, and six years for structural components.
Key Highlights
- Four‑unit quadplex completed in 2026
- Each unit includes 3 bedrooms, 2 baths, and 1097 square feet
- Custom cabinets, quartz counters, and stainless steel appliances
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
72
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 offers a three-bedroom, two-bath layout with updated finishes and dedicated laundry space.
Where is this quadplex located?
The property is located at 461 Comstock St Pahrump, NV.
What is the asking price?
The asking price for this property is $739,900.
What are key features of this property?
This property features: Four‑unit quadplex completed in 2026; Each unit includes 3 bedrooms, 2 baths, and 1097 square feet; Custom cabinets, quartz counters, and stainless steel appliances
