Townhome-Style Quadplex with
New
For Sale
$995,000
1332 Sunblossom St, Las Vegas, NV 89128
Four individually configured units offer private outdoor areas, appliance packages, and two-story townhome-style layouts without an HOA.
Property Size4,052 SF
Price / SF$245.56
Days on Market2
Property Features for 1332 Sunblossom St
General Information
Standard status
Active
Size
4,052 SF
Property subtype
Multi Family
Units
Unit Mix
2 x 3BR/2.5BA, 2 x 2BR/1.5BA
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$5,569
Amenities
community pool
Building Details
Building Size
4,052 SF
Year Built
1990
Stories
2
Units
4
Listing Agency:
Realty Executives Southern Nevada Properties
Listed By:
Laura E. Harbison · License #B.0026537
(702) 777-1234
Source:
Elliman
Added: Sep 12
Last Checked: Sep 12 at 2:23PM
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 Realty Executives Southern Nevada Properties
Investment Insights
Based on property information with market context.
Built in 1990, this four-unit residential income property contains approximately 4,052 total square feet across two-story, townhome-style residences. The mix includes two three-bedroom, 2.5-bath units and two two-bedroom, 1.5-bath units. Each residence includes a two-car garage, while outdoor space consists of three private patios and one private fenced yard.
Interior features include gas ranges, dishwashers, microwaves, refrigerators, and washer and dryer sets, along with carpeting, decorative vinyl flooring, window blinds, and dual-pane windows. The property is located at 1332 Sunblossom St in Las Vegas, with access to the Rainbow Gardens Swim Club community pool. There is no HOA; the community is managed by an on-site manager as required by the CCRS. WalkScore is 53, BikeScore is 44, and TransitScore is 36.
Interior features include gas ranges, dishwashers, microwaves, refrigerators, and washer and dryer sets, along with carpeting, decorative vinyl flooring, window blinds, and dual-pane windows. The property is located at 1332 Sunblossom St in Las Vegas, with access to the Rainbow Gardens Swim Club community pool. There is no HOA; the community is managed by an on-site manager as required by the CCRS. WalkScore is 53, BikeScore is 44, and TransitScore is 36.
Key Highlights
- Approximately 4,052 total square feet across four residential units
- Unit mix includes 2 three‑bedroom, 2.5‑bath residences and 2 two‑bedroom, 1.5‑bath residences
- Two‑story layouts with 2 car garages
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
$46,639
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
4.69%
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%
$932,780
$932.8K
Cap Rate 7%
$666,271
$666.3K
Cap Rate 9%
$518,211
$518.2K
Market Conditions
NOI Build-Up for 4,052 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
$70.5K $17.40/SF
− Vacancy
−$3.9K −$0.96/SF
EGI
$66.6K $16.44/SF
− OpEx
−$20.0K −$4.93/SF
NOI
$46.6K $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%
$932,780
Cap Rate 7%
$666,271
Cap Rate 9%
$518,211
Alternative Uses
Best Use
Multifamily LT 5
$666.3K
$583.0K – $777.3K
NOI $46,639 @ 7.0% cap · market cap 4.69%
Second Best
Apartment 5plus
$615.7K
$538.7K – $718.3K
NOI $43,099 @ 7.0% cap · market cap 4.33%
Theoretical Best
Specialty Retail
$1.40M
$1.23M – $1.63M
NOI $98,010 @ 7.0% cap · market cap 9.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,552
Businesses Nearby
Explore this area
Business Placement
Demographics for 89128, NV
37,882
Population
16,840
Households
2.2
Avg Household Size
40
Median Age
31%
College-Educated
91%
High-School Grad
6.0 sq mi
ZIP Area
6,314
Density / Sq Mi
$70,641
Median Household Income
$41,581
Median Earnings
$1,621
Median Rent
$378,600
Median Home Value
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Quadplex - Four individually configured units offer private outdoor areas, appliance packages, and two-story townhome-style layouts without an HOA.
Where is this quadplex located?
The property is located at 1332 Sunblossom St Las Vegas, NV.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Approximately 4,052 total square feet across four residential units; Unit mix includes 2 three‑bedroom, 2.5‑bath residences and 2 two‑bedroom, 1.5‑bath residences; Two‑story layouts with 2 car garages
