Triplex with Assigned
New
For Sale
$490,000
1746 A Street, Sparks, NV 89431
Residential Income, Sparks, NV
Property Size1,428 SF
Lot Size0.11 Acres
Price / SF$343.14
Days on Market6
Property Features for 1746 A Street
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Zoning
MUD
Bedrooms
3
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 2, Bathroom 1, Bedroom 1, Bedroom 3, Bathroom 2, Bathroom 3
Parking
3
Parking features
Assigned, Carport, Alley
Window features
Double Pane Windows, Window Coverings, Low Emissivity Windows, Vinyl Frames, Storm Window(s)
Patio and Porch features
Patio
Interior features
Ceiling Fan(s), No Interior Steps
Appliances
Electric Range, Refrigerator
Subdivision
Newtown Tract
Lot features
Level
Elementary school
Mitchell
Middle school
Sparks
High school
Sparks
Directions
ROCK
Standard status
Active
APN
032-124-30
Size
1,428 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Annual Amount
1637
Utilities
Utilities
Phone Available
Sewer type
Public Sewer
Heating system
Heat Pump (Heating)
Cooling system
Heat Pump
Water source
Public
Amenities
electric stove and refrigerator
stackable washer/dryer
storage shed
vinyl dual pane windows
storm doors
laminate floors
tile bath floors
Building Details
Year built
1985
Floors in Building
1
Number of units
3
Flooring type
Laminate, Varies, Tile
Building materials
Vinyl Siding
Roof type
Composition
Listing Agency:
LPT Realty, LLC
(775) 544-1328
Listed By:
Diane Heaton · License #S.39341
(775) 750-2409
Added: Aug 24
Changed: Aug 26
Last Checked: Aug 29 at 2:06PM
MLS# 260011010
Copyright © 2026 Northern Nevada Regional MLS, Inc. 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 1985 triplex contains 1,428 square feet on a 0.11-acre parcel. The units feature vinyl siding over wood construction, laminate and tile flooring that varies by unit, ceiling fans, and heat-pump heating and cooling. Each unit includes an electric range and refrigerator, while one unit also has a stackable washer and dryer. Additional features include patios, composition roofing, upgraded ceiling insulation, and dual-pane vinyl windows with storm doors. One storage shed transfers with the property, while a second shed is tenant-owned.
The property is located at 1746 A Street in Sparks, Nevada. Assigned parking, a carport, alley access, and additional parking across from the units support the three-unit configuration. Public water and sewer serve the property, and the rear rain-gutter installation is being expanded to provide gutters at both the front and back.
The property is located at 1746 A Street in Sparks, Nevada. Assigned parking, a carport, alley access, and additional parking across from the units support the three-unit configuration. Public water and sewer serve the property, and the rear rain-gutter installation is being expanded to provide gutters at both the front and back.
Key Highlights
- Three‑unit property with 1,428 square feet of building area
- 0.11‑acre parcel at 1746 A Street, Sparks, NV 89431
- Vinyl siding over wood construction with exterior painting completed within the last year
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
$17,756
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
3.62%
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%
$355,120
$355.1K
Cap Rate 7%
$253,657
$253.7K
Cap Rate 9%
$197,289
$197.3K
Market Conditions
NOI Build-Up for 1,428 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
$26.6K $18.60/SF
− Vacancy
−$1.2K −$0.84/SF
EGI
$25.4K $17.76/SF
− OpEx
−$7.6K −$5.33/SF
NOI
$17.8K $12.43/SF
Area
Sparks, NV
Vacancy
4.50%
Lease Rate
$18.60 /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%
$355,120
Cap Rate 7%
$253,657
Cap Rate 9%
$197,289
Alternative Uses
Best Use
Multifamily LT 5
$253.7K
$222.0K – $295.9K
NOI $17,756 @ 7.0% cap · market cap 3.62%
Second Best
Apartment 5plus
$227.0K
$198.6K – $264.9K
NOI $15,891 @ 7.0% cap · market cap 3.24%
Theoretical Best
Specialty Retail
$505.5K
$442.3K – $589.7K
NOI $35,383 @ 7.0% cap · market cap 7.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
972
Businesses Nearby
Explore this area
Business Placement
Demographics for 89431, NV
40,219
Population
16,858
Households
2.4
Avg Household Size
35
Median Age
14%
College-Educated
76%
High-School Grad
9.2 sq mi
ZIP Area
4,372
Density / Sq Mi
$64,496
Median Household Income
$39,589
Median Earnings
$1,276
Median Rent
$332,000
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?
Triplex - Three-unit income property with updated exterior elements, individual appliances, and public utilities.
Where is this triplex located?
The property is located at 1746 A Street Sparks, NV.
What is the asking price?
The asking price for this property is $490,000.
What are key features of this property?
This property features: Three‑unit property with 1,428 square feet of building area; 0.11‑acre parcel at 1746 A Street, Sparks, NV 89431; Vinyl siding over wood construction with exterior painting completed within the last year
