Quadplex Residential Income
For Sale
$775,000
1705 Breckenwood Court, Las Vegas, NV 89115
Residential, Las Vegas, NV
Property Size3,920 SF
Lot Size0.20 Acres
Price / SF$197.70
Days on Market60
Property Features for 1705 Breckenwood Court
General Information
Property type
Residential Multi Family
Property subtype
Other
Subdivision
Breckenwood Sub
Elementary school
,
Directions
From Lake Mead Blvd & Nellis Blvd - South on Nellis Blvd - Right on Stanley Ave - Right on Breckenwood Ct - Property on the Left.
Standard status
Active
APN
140-20-810-001
Size
3,920 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Annual Amount
1389
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1971
Floors in Building
2
Number of units
4
Flooring type
Tile
Building materials
Stucco
Roof type
Flat
Architectural style
Other
Listing Agency:
Executive Realty Services
(702) 278-8871
Listed By:
Zohra Dagar · License #S.0180716
(702) 902-9970
Added: Jun 27
Changed: Aug 19
Last Checked: Aug 25 at 7:06AM
MLS# 2795417
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 for-sale quadplex is a residential income property totaling approximately 3,920 square feet, situated on a 0.2-acre lot. As a multifamily asset, it is positioned to support a rental housing strategy, with the overall offering sized for buyers seeking a smaller scale residential income footprint.
The property is located at 1705 Breckenwood Court in Las Vegas, Nevada 89115, within Clark County. The listing provides the address and market area context, with the site size and total building square footage offered to help guide due diligence and underwriting.
For investors or owner-operators evaluating residential income opportunities, the manageable lot size and defined building area can make budgeting and property planning more straightforward than larger multifamily developments. This offering may be suitable for buyers who want to acquire a quadplex-style rental structure and incorporate it into a broader portfolio or housing business plan. Prospective buyers should review the current configuration and unit features during their property inspection and financial review.
The property is located at 1705 Breckenwood Court in Las Vegas, Nevada 89115, within Clark County. The listing provides the address and market area context, with the site size and total building square footage offered to help guide due diligence and underwriting.
For investors or owner-operators evaluating residential income opportunities, the manageable lot size and defined building area can make budgeting and property planning more straightforward than larger multifamily developments. This offering may be suitable for buyers who want to acquire a quadplex-style rental structure and incorporate it into a broader portfolio or housing business plan. Prospective buyers should review the current configuration and unit features during their property inspection and financial review.
Key Highlights
- Stucco exterior construction
- Central heating with natural gas
- Central air conditioning
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
$42,141
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
5.44%
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%
$842,820
$842.8K
Cap Rate 7%
$602,014
$602.0K
Cap Rate 9%
$468,233
$468.2K
Market Conditions
NOI Build-Up for 3,920 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
$63.5K $16.20/SF
− Vacancy
−$3.3K −$0.84/SF
EGI
$60.2K $15.36/SF
− OpEx
−$18.1K −$4.61/SF
NOI
$42.1K $10.75/SF
Area
ZIP 89115
Vacancy
5.20%
Lease Rate
$16.20 /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%
$842,820
Cap Rate 7%
$602,014
Cap Rate 9%
$468,233
Alternative Uses
Best Use
Multifamily LT 5
$602.0K
$526.8K – $702.4K
NOI $42,141 @ 7.0% cap · market cap 5.44%
Second Best
Apartment 5plus
$555.9K
$486.5K – $648.6K
NOI $38,916 @ 7.0% cap · market cap 5.02%
Theoretical Best
Office A
$1.17M
$1.03M – $1.37M
NOI $82,038 @ 7.0% cap · market cap 10.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
606
Businesses Nearby
Explore this area
Business Placement
Demographics for 89115, NV
67,043
Population
21,670
Households
3.1
Avg Household Size
29
Median Age
9%
College-Educated
70%
High-School Grad
24.9 sq mi
ZIP Area
2,692
Density / Sq Mi
$49,648
Median Household Income
$32,198
Median Earnings
$1,294
Median Rent
$258,900
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - For-sale quadplex with approximately 3,920 square feet of residential income space on a 0.2-acre lot in Las Vegas.
Where is this quadplex located?
The property is located at 1705 Breckenwood Court Las Vegas, NV.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: Stucco exterior construction; Central heating with natural gas; Central air conditioning
