Newly Painted Quadplex with 2BR
For Sale
$595,000
5032 Pebble Beach Blvd, Las Vegas, NV 89108
Four two-bedroom, one-bath units in a quadplex that has been newly painted.
Property Size3,196 SF
Days on Market99
Property Features for 5032 Pebble Beach Blvd
General Information
Standard status
Active
Size
3,196 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$1,821
Building Details
Building Size
3,196 SF
Year Built
1962
Stories
2
Units
2
Tenancy
Multi
Listing Agency:
General Realty Group, Inc
(702) 722-4264
Listed By:
Victor Paulo Jr. · License #S.0179378
(702) 722-4264
Source:
Elliman
Added: May 10
Changed: Aug 10
Last Checked: Aug 15 at 9:33AM
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 General Realty Group, Inc
Investment Insights
Based on property information with market context.
This quadplex offers four apartment units, each featuring two bedrooms and one bathroom. The building has been newly painted, providing refreshed exterior presentation for prospective tenants or buyers.
Located in Las Vegas, the property is described as being in the heart of the city and minutes to the Strip. WalkScore is listed at 53 (Somewhat Walkable) and transitScore at 39 (Some Transit). bikeScore is 38 (Somewhat Bikeable).
The building is configured as separate residential income units, with consistent two-bedroom, one-bath layouts across all four apartments.
Located in Las Vegas, the property is described as being in the heart of the city and minutes to the Strip. WalkScore is listed at 53 (Somewhat Walkable) and transitScore at 39 (Some Transit). bikeScore is 38 (Somewhat Bikeable).
The building is configured as separate residential income units, with consistent two-bedroom, one-bath layouts across all four apartments.
Key Highlights
- Quadplex built in 1962 with 4 separate units
- Each unit offers 2 bedrooms and 1 bathroom
- Building has been newly painted
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
$41,993
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
7.06%
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%
$839,860
$839.9K
Cap Rate 7%
$599,900
$599.9K
Cap Rate 9%
$466,589
$466.6K
Market Conditions
NOI Build-Up for 3,196 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
$63.3K $19.80/SF
− Vacancy
−$3.3K −$1.03/SF
EGI
$60.0K $18.77/SF
− OpEx
−$18.0K −$5.63/SF
NOI
$42.0K $13.14/SF
Area
ZIP 89108
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%
$839,860
Cap Rate 7%
$599,900
Cap Rate 9%
$466,589
Alternative Uses
Best Use
Multifamily LT 5
$599.9K
$524.9K – $699.9K
NOI $41,993 @ 7.0% cap · market cap 7.06%
Second Best
Apartment 5plus
$538.2K
$470.9K – $627.9K
NOI $37,673 @ 7.0% cap · market cap 6.33%
Theoretical Best
Office A
$1.08M
$946.4K – $1.26M
NOI $75,715 @ 7.0% cap · market cap 12.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
685
Businesses Nearby
Explore this area
Business Placement
Demographics for 89108, NV
73,637
Population
28,377
Households
2.6
Avg Household Size
35
Median Age
15%
College-Educated
80%
High-School Grad
8.9 sq mi
ZIP Area
8,274
Density / Sq Mi
$57,403
Median Household Income
$36,383
Median Earnings
$1,431
Median Rent
$304,400
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 - Four two-bedroom, one-bath units in a quadplex that has been newly painted.
Where is this quadplex located?
The property is located at 5032 Pebble Beach Blvd Las Vegas, NV.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: Quadplex built in 1962 with 4 separate units; Each unit offers 2 bedrooms and 1 bathroom; Building has been newly painted
