Updated Four-Plex
For Sale
$639,900
828 Sagman St, Las Vegas, NV 89101
Updated four-plex with four units and expired leases, offering flexibility for owner-occupancy or rent adjustments.
Days on Market8
Property Features for 828 Sagman St
General Information
Standard status
Active
Property subtype
Multi Family
Additional Details
Multifamily Units
4
Building Details
Building Size
3,357 SF
Year Built
1976
Listing Agency:
M.T. REAL ESTATE INVESTMENTS
(702) 876-4098
Listed By:
Michael L. Turner · License #B.0027356
(702) 876-4098
Source:
Elliman
Added: Jul 25
Changed: Jul 27
Last Checked: Aug 1 at 4:53AM
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 M.T. REAL ESTATE INVESTMENTS
Investment Insights
Based on property information with market context.
This updated four-plex includes four residential units with modern touches throughout and a well-maintained appearance. Public remarks indicate that all unit leases have expired, providing flexibility for an owner-occupant or an investor looking to reposition the property with vacant units.
The property is located in the Las Vegas area at 828 Sagman St. Transportation convenience is reflected in the provided BikeScore 51 (Bikeable), WalkScore 45 (Car-Dependent), and TransitScore 40 (Some Transit).
The seller has owned the property for 16 years, and the current presentation is described as carefully cared for. At this time, the key takeaway for buyers is the combination of updated condition and the ability to re-lease with all units vacant.
The property is located in the Las Vegas area at 828 Sagman St. Transportation convenience is reflected in the provided BikeScore 51 (Bikeable), WalkScore 45 (Car-Dependent), and TransitScore 40 (Some Transit).
The seller has owned the property for 16 years, and the current presentation is described as carefully cared for. At this time, the key takeaway for buyers is the combination of updated condition and the ability to re-lease with all units vacant.
Key Highlights
- Four‑plex built in 1976 with 4 units
- All unit leases have expired, offering flexibility for owner‑occupancy or rent adjustments
- Property owned by the same owner for 16 years
Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $58.4k | $17.40 |
| − Vacancy | −$3.2k | −$0.96 |
| EGI | $55.2k | $16.44 |
| − OpEx | −$16.6k | −$4.93 |
| NOI | $38.6k | $11.51 |
3,357 SF · lease $17.40/SF/yr · vacancy 5.50% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$552.0K
$483.0K – $644.0K
NOI $38,639 @ 7.0% cap · market cap 6.04%
Second Best
Apartment 5plus
$510.1K
$446.3K – $595.1K
NOI $35,707 @ 7.0% cap · market cap 5.58%
Theoretical Best
Specialty Retail
$1.16M
$1.01M – $1.35M
NOI $81,199 @ 7.0% cap · market cap 12.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
793
Businesses Nearby
Explore this area
Business Placement
Demographics for 89101, NV
42,465
Population
18,258
Households
2.3
Avg Household Size
35
Median Age
11%
College-Educated
66%
High-School Grad
5.4 sq mi
ZIP Area
7,864
Density / Sq Mi
$38,653
Median Household Income
$29,471
Median Earnings
$1,008
Median Rent
$258,100
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 - Updated four-plex with four units and expired leases, offering flexibility for owner-occupancy or rent adjustments.
Where is this quadplex located?
The property is located at 828 Sagman St Las Vegas, NV.
What is the asking price?
The asking price for this property is $639,900.
What are key features of this property?
This property features: Four‑plex built in 1976 with 4 units; All unit leases have expired, offering flexibility for owner‑occupancy or rent adjustments; Property owned by the same owner for 16 years
