Fully Occupied Quadplex in Gated
For Sale
$568,888
4671 Krissylouise Way, Las Vegas, NV 89121
MULTI_FAMILY - Other - Las Vegas, NV
Property Size3,168 SF
Lot Size0.04 Acres
Price / SF$179.57
Days on Market50
Property Features for 4671 Krissylouise Way
General Information
Property type
Residential Multi Family
Property subtype
Other
Security features
Security System
Window features
Blinds
Interior features
Window Treatments
Appliances
Dryer, Exhaust Fan, Disposal, Gas Water Heater, Oven, Range, Refrigerator, Range Hood, Water Heater, Washer
Subdivision
Village At Karen
Elementary school
,
Directions
Vegas valley make right to Mountain vista left to gated community on the right
Standard status
Active
APN
161-08-510-017
Size
3,168 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
3118
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Amenities
gated community
Building Details
Year built
1995
Floors in Building
2
Number of units
4
Flooring type
Carpet
Building materials
Aluminum Siding
Roof type
Tile
Architectural style
Other
Listing Agency:
LPT Realty, LLC
(877) 366-2213
Listed By:
Ginger Gorman · License #S.0190885
(702) 708-4257
Added: Jun 24
Changed: Jul 31
Last Checked: Aug 12 at 3:06AM
MLS# 2794993
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 fully occupied quadplex is located within a gated community and is set up as a four-unit residential income property. The property sits on a 0.04-acre lot with 3,168 square feet of living area. Constructed in 1995, it features aluminum siding and a tile roof.
The HOA covers trash, sewage, exterior of the buildings, and the roofs, helping reduce certain recurring operating responsibilities. Inside, residents have window treatments and access to in-unit appliances including a washer and dryer, refrigerator, oven and range, disposal, and range hood. Heating is electric with central systems, and cooling is provided by central air.
Services include public water and public sewer. Utilities and building systems appear configured for comfortable, efficient day-to-day living, with central heating and cooling to support year-round occupancy.
The HOA covers trash, sewage, exterior of the buildings, and the roofs, helping reduce certain recurring operating responsibilities. Inside, residents have window treatments and access to in-unit appliances including a washer and dryer, refrigerator, oven and range, disposal, and range hood. Heating is electric with central systems, and cooling is provided by central air.
Services include public water and public sewer. Utilities and building systems appear configured for comfortable, efficient day-to-day living, with central heating and cooling to support year-round occupancy.
Key Highlights
- Fully occupied four‑unit quadplex in a gated community
- HOA covers trash, sewage, exterior of buildings, and roof maintenance
- Built in 1995 with aluminum siding and a tile roof
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
$41,625
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
7.32%
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%
$832,500
$832.5K
Cap Rate 7%
$594,643
$594.6K
Cap Rate 9%
$462,500
$462.5K
Market Conditions
NOI Build-Up for 3,168 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
$62.7K $19.80/SF
− Vacancy
−$3.3K −$1.03/SF
EGI
$59.5K $18.77/SF
− OpEx
−$17.8K −$5.63/SF
NOI
$41.6K $13.14/SF
Area
ZIP 89121
Vacancy
5.20%
Lease Rate
$19.80 /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%
$832,500
Cap Rate 7%
$594,643
Cap Rate 9%
$462,500
Alternative Uses
Best Use
Multifamily LT 5
$594.6K
$520.3K – $693.8K
NOI $41,625 @ 7.0% cap · market cap 7.32%
Second Best
Apartment 5plus
$533.5K
$466.8K – $622.4K
NOI $37,343 @ 7.0% cap · market cap 6.56%
Theoretical Best
Office A
$822.1K
$719.4K – $959.1K
NOI $57,548 @ 7.0% cap · market cap 10.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
794
Businesses Nearby
Explore this area
Business Placement
Demographics for 89121, NV
68,692
Population
29,012
Households
2.4
Avg Household Size
39
Median Age
16%
College-Educated
78%
High-School Grad
9.2 sq mi
ZIP Area
7,467
Density / Sq Mi
$54,667
Median Household Income
$32,776
Median Earnings
$1,306
Median Rent
$288,400
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 - Fully occupied quadplex in a gated community with an HOA that covers trash, sewage, and exterior building and roof maintenance.
Where is this quadplex located?
The property is located at 4671 Krissylouise Way Las Vegas, NV.
What is the asking price?
The asking price for this property is $568,888.
What are key features of this property?
This property features: Fully occupied four‑unit quadplex in a gated community; HOA covers trash, sewage, exterior of buildings, and roof maintenance; Built in 1995 with aluminum siding and a tile roof
