Single-Story
New
For Sale
$514,900
1317 Exley Avenue, Las Vegas, NV 89104
Two separate residences support rental use, owner occupancy, or multigenerational living arrangements.
Property Size1,796 SF
Lot Size0.16 Acres
Price / SF$286.69
Days on Market4
Property Features for 1317 Exley Avenue
General Information
Standard status
Active
Size
1,796 SF
Lot size
0.16 Acres
Property subtype
Duplex
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,094
Building Details
Building Size
1,796 SF
Year Built
1954
Stories
1
Listing Agency:
Love Las Vegas Realty
Listed By:
Gwendolyn Lion · License #S.0184265
(702) 984-9021
Source:
Virtuelre
Added: Sep 1
Changed: Sep 3
Last Checked: Sep 4 at 10:11AM
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 Love Las Vegas Realty
Investment Insights
Based on property information with market context.
This single-story duplex at 1317 Exley Avenue contains two separate residences with approximately 1,796 square feet of combined living space. The units offer five bedrooms and two bathrooms overall, along with living areas, kitchens, vinyl flooring, and functional layouts. Built in 1954, the property sits on an approximately 6,970-square-foot lot.
The property is in Las Vegas ZIP code 89104, near Sahara Avenue and Maryland Parkway. Downtown Las Vegas, the Las Vegas Strip, shopping, dining, schools, public transportation, and major employment centers are identified as nearby destinations. The two-unit configuration accommodates a range of occupancy and rental arrangements within a single property.
The property is in Las Vegas ZIP code 89104, near Sahara Avenue and Maryland Parkway. Downtown Las Vegas, the Las Vegas Strip, shopping, dining, schools, public transportation, and major employment centers are identified as nearby destinations. The two-unit configuration accommodates a range of occupancy and rental arrangements within a single property.
Key Highlights
- Two‑unit duplex with 1,796 square feet of total living space
- Five bedrooms and two bathrooms across the property
- Single‑story layout with separate residences
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
$20,672
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
4.01%
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%
$413,440
$413.4K
Cap Rate 7%
$295,314
$295.3K
Cap Rate 9%
$229,689
$229.7K
Market Conditions
NOI Build-Up for 1,796 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
$31.3K $17.40/SF
− Vacancy
−$1.7K −$0.96/SF
EGI
$29.5K $16.44/SF
− OpEx
−$8.9K −$4.93/SF
NOI
$20.7K $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%
$413,440
Cap Rate 7%
$295,314
Cap Rate 9%
$229,689
Alternative Uses
Best Use
Multifamily LT 5
$295.3K
$258.4K – $344.5K
NOI $20,672 @ 7.0% cap · market cap 4.01%
Second Best
Apartment 5plus
$272.9K
$238.8K – $318.4K
NOI $19,103 @ 7.0% cap · market cap 3.71%
Theoretical Best
Specialty Retail
$620.6K
$543.0K – $724.0K
NOI $43,442 @ 7.0% cap · market cap 8.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,002
Businesses Nearby
Explore this area
Business Placement
Demographics for 89104, NV
41,662
Population
16,704
Households
2.5
Avg Household Size
38
Median Age
15%
College-Educated
72%
High-School Grad
5.7 sq mi
ZIP Area
7,309
Density / Sq Mi
$50,945
Median Household Income
$34,278
Median Earnings
$1,138
Median Rent
$298,700
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?
Duplex - Two separate residences support rental use, owner occupancy, or multigenerational living arrangements.
Where is this duplex located?
The property is located at 1317 Exley Avenue Las Vegas, NV.
What is the asking price?
The asking price for this property is $514,900.
What are key features of this property?
This property features: Two‑unit duplex with 1,796 square feet of total living space; Five bedrooms and two bathrooms across the property; Single‑story layout with separate residences
