East Las Vegas Fourplex
For Sale
$659,000
1313 N 23rd St, Las Vegas, NV 89101
Fully occupied fourplex in high-demand rental corridor of East Las Vegas.
Property Size3,540 SF
Lot Size0.15 Acres
Days on Market273
Property Features for 1313 N 23rd St
General Information
Standard status
Active
Size
3,540 SF
Lot size
0.15 Acres
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$1,129
Building Details
Building Size
3,540 SF
Year Built
1963
Stories
2
Units
4
Listing Agency:
United Realty Group
(702) 985-8812
Listed By:
Maria Reyes
(702) 985-8812
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 8
Last Checked: Aug 26 at 12:06PM
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 United Realty Group
Investment Insights
Based on property information with market context.
This fully occupied fourplex is located in a high-demand rental corridor of East Las Vegas. The property presents a portfolio addition or owner-occupant opportunity. The building contains four units, each featuring 2 bedrooms and 1 bathroom. The units are consistently rented, providing reliable cash flow with upside potential.
Key Highlights
- Fully occupied fourplex generating reliable cash flow.
- Located in a high‑demand rental corridor of East Las Vegas.
- All units are 2 bed / 1 bath.
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
$40,746
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
6.18%
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%
$814,920
$814.9K
Cap Rate 7%
$582,086
$582.1K
Cap Rate 9%
$452,733
$452.7K
Market Conditions
NOI Build-Up for 3,540 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
$61.6K $17.40/SF
− Vacancy
−$3.4K −$0.96/SF
EGI
$58.2K $16.44/SF
− OpEx
−$17.5K −$4.93/SF
NOI
$40.7K $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%
$814,920
Cap Rate 7%
$582,086
Cap Rate 9%
$452,733
Alternative Uses
Best Use
Multifamily LT 5
$582.1K
$509.3K – $679.1K
NOI $40,746 @ 7.0% cap · market cap 6.18%
Second Best
Apartment 5plus
$537.9K
$470.7K – $627.6K
NOI $37,653 @ 7.0% cap · market cap 5.71%
Theoretical Best
Specialty Retail
$1.22M
$1.07M – $1.43M
NOI $85,625 @ 7.0% cap · market cap 12.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
577
Businesses Nearby
Explore this area
Business Placement
Demographics for 89101, NV
42,465
Population
18,258
Households
2.3
Avg Household Size
35
Median Age
11%
College-Educated
66%
High-School Grad
5.4 sq mi
ZIP Area
7,864
Density / Sq Mi
$38,653
Median Household Income
$29,471
Median Earnings
$1,008
Median Rent
$258,100
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 - Fully occupied fourplex in high-demand rental corridor of East Las Vegas.
Where is this quadplex located?
The property is located at 1313 N 23rd St Las Vegas, NV.
What is the asking price?
The asking price for this property is $659,000.
What are key features of this property?
This property features: Fully occupied fourplex generating reliable cash flow.; Located in a high‑demand rental corridor of East Las Vegas.; All units are 2 bed / 1 bath.
