Six-Unit Apartment Building with
For Sale
$1,580,000
414 F St, Sparks, NV 89431
Two residential structures combine townhome-style and duplex layouts with in-unit laundry and additional garage space.
Property Size5,974 SF
Price / SF$264.48
Days on Market16
Property Features for 414 F St
General Information
Standard status
Active
Size
5,974 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
6
Amenities
in-unit washers and dryers
Building Details
Year Built
2018
Buildings
2
Listing Agency:
Desert Rose Realty
(775) 737-2022
Listed By:
LPT Realty
(775) 737-2022
Source:
Nevadarealestatehub
Added: Aug 13
Changed: Aug 28
Last Checked: Aug 28 at 3:42PM
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 Desert Rose Realty
Investment Insights
Based on property information with market context.
This multifamily property contains 5,974 square feet across two separate residential structures on one parcel. The unit mix includes a newer fourplex with townhome-style residences and a separate duplex, creating six total apartments within a practical low-rise configuration. Each unit has its own washer and dryer, while additional garage space provides functional storage or parking capacity.
Built in 2018, the property is positioned near Legends Shopping Mall and a broader mix of shopping, dining, and entertainment amenities. Main roadways are readily accessible, supporting convenient connections to surrounding services and destinations. Showings are limited to drive-by viewing, and occupants are not to be disturbed.
Built in 2018, the property is positioned near Legends Shopping Mall and a broader mix of shopping, dining, and entertainment amenities. Main roadways are readily accessible, supporting convenient connections to surrounding services and destinations. Showings are limited to drive-by viewing, and occupants are not to be disturbed.
Key Highlights
- Six total units: one fourplex plus a separate duplex
- 5,974 square feet across two residential structures
- Fourplex features townhome‑style units
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
$66,479
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
4.21%
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%
$1,329,580
$1.3M
Cap Rate 7%
$949,700
$949.7K
Cap Rate 9%
$738,656
$738.7K
Market Conditions
NOI Build-Up for 5,974 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
$126.2K $21.12/SF
− Vacancy
−$5.3K −$0.89/SF
EGI
$120.9K $20.23/SF
− OpEx
−$54.4K −$9.10/SF
NOI
$66.5K $11.13/SF
Area
Sparks, NV
Vacancy
4.20%
Lease Rate
$21.12 /SF/Yr
Expense Ratio
45.00%
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%
$1,329,580
Cap Rate 7%
$949,700
Cap Rate 9%
$738,656
Alternative Uses
Best Use
Apartment 5plus
$949.7K
$831.0K – $1.11M
NOI $66,479 @ 7.0% cap · market cap 4.21%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.11M
$1.85M – $2.47M
NOI $148,023 @ 7.0% cap · market cap 9.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
739
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?
Apartment building - Two residential structures combine townhome-style and duplex layouts with in-unit laundry and additional garage space.
Where is this apartment building located?
The property is located at 414 F St Sparks, NV.
What is the asking price?
The asking price for this property is $1,580,000.
What are key features of this property?
This property features: Six total units: one fourplex plus a separate duplex; 5,974 square feet across two residential structures; Fourplex features townhome‑style units
