Townhome-Style Quadplex with
New
For Sale
$995,000
1332 Sunblossom Street, Las Vegas, NV 89128
Residential, Las Vegas, NV
Property Size4,052 SF
Lot Size0.28 Acres
Price / SF$245.56
Days on Market2
Property Features for 1332 Sunblossom Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
8
Parking features
Garage
Window features
Blinds
Patio and Porch features
Patio
Interior features
Window Treatments
Exterior features
Private Yard
Appliances
Dryer, Dishwasher, Electric Water Heater, Disposal, Microwave, Oven, Range, Refrigerator, Washer
Subdivision
Rainbow Gardens
Elementary school
,
Directions
Take I-15 N, exit toward Rainbow Boulevard, turn left onto Vegas Drive, left onto Rock Springs Drive, left on Cornflower, which turns into Sunblossom.
Standard status
Active
APN
138-27-517-006
Size
4,052 SF
Lot size
0.28 Acres
Taxes and HOA fees
Tax Annual Amount
5569
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Amenities
private patios
private fenced yard
community pool
Building Details
Year built
1990
Floors in Building
2
Number of units
4
Flooring type
Carpet
Building materials
Stucco
Roof type
Tile
Architectural style
Other
Listing Agency:
Realty Executives Southern · Realty Executives International
Listed By:
Laura E. Harbison · License #B.0026537
(702) 777-1234
Added: Sep 11
Last Checked: Sep 12 at 1:06AM
MLS# 2813908
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 1990-built quadplex contains approximately 4,052 square feet across four two-story, townhome-style residences on a 0.28-acre lot. The unit mix includes two three-bedroom, 2.5-bath residences and two two-bedroom, 1.5-bath residences. Each unit includes a two-car garage, while three have private patios and one has a private fenced yard.
Interior features include appliance packages with ranges, dishwashers, microwaves, refrigerators, and washers and dryers, along with carpeting, decorative vinyl flooring, window blinds, and dual-pane windows. The property also includes central heating and cooling, stucco construction, tile roofing, public water, and public sewer. Located at 1332 Sunblossom Street in Las Vegas, the property has no HOA, with on-site management required by the CCRS. Residents have access to the Rainbow Gardens Swim Club community pool.
Interior features include appliance packages with ranges, dishwashers, microwaves, refrigerators, and washers and dryers, along with carpeting, decorative vinyl flooring, window blinds, and dual-pane windows. The property also includes central heating and cooling, stucco construction, tile roofing, public water, and public sewer. Located at 1332 Sunblossom Street in Las Vegas, the property has no HOA, with on-site management required by the CCRS. Residents have access to the Rainbow Gardens Swim Club community pool.
Key Highlights
- Four‑unit property with approximately 4,052 square feet
- 0.28‑acre lot at 1332 Sunblossom Street, Las Vegas, NV 89128
- Unit mix includes two 3‑bedroom, 2.5‑bath and two 2‑bedroom, 1.5‑bath residences
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
$46,639
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
4.69%
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%
$932,780
$932.8K
Cap Rate 7%
$666,271
$666.3K
Cap Rate 9%
$518,211
$518.2K
Market Conditions
NOI Build-Up for 4,052 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
$70.5K $17.40/SF
− Vacancy
−$3.9K −$0.96/SF
EGI
$66.6K $16.44/SF
− OpEx
−$20.0K −$4.93/SF
NOI
$46.6K $11.51/SF
Area
Las Vegas, NV
Vacancy
5.50%
Lease Rate
$17.40 /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%
$932,780
Cap Rate 7%
$666,271
Cap Rate 9%
$518,211
Alternative Uses
Best Use
Multifamily LT 5
$666.3K
$583.0K – $777.3K
NOI $46,639 @ 7.0% cap · market cap 4.69%
Second Best
Apartment 5plus
$615.7K
$538.7K – $718.3K
NOI $43,099 @ 7.0% cap · market cap 4.33%
Theoretical Best
Specialty Retail
$1.40M
$1.23M – $1.63M
NOI $98,010 @ 7.0% cap · market cap 9.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,552
Businesses Nearby
Explore this area
Business Placement
Demographics for 89128, NV
37,882
Population
16,840
Households
2.2
Avg Household Size
40
Median Age
31%
College-Educated
91%
High-School Grad
6.0 sq mi
ZIP Area
6,314
Density / Sq Mi
$70,641
Median Household Income
$41,581
Median Earnings
$1,621
Median Rent
$378,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Quadplex - Four individually configured residences offer private outdoor areas, appliance packages, and access to a community pool without an HOA.
Where is this quadplex located?
The property is located at 1332 Sunblossom Street Las Vegas, NV.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Four‑unit property with approximately 4,052 square feet; 0.28‑acre lot at 1332 Sunblossom Street, Las Vegas, NV 89128; Unit mix includes two 3‑bedroom, 2.5‑bath and two 2‑bedroom, 1.5‑bath residences
