Mid-Century Quadplex Near
For Sale
$660,000
1458 Silver Mesa Circle, Las Vegas, NV 89169
Four-unit residential income property with updated systems and convenient access to the Las Vegas Strip and UNLV.
Property Size3,432 SF
Price / SF$192.31
Days on Market12
Property Features for 1458 Silver Mesa Circle
General Information
Standard status
Active
Size
3,432 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
4
Building Details
Year Built
1963
Listing Agency:
The Highlands Re Group LLC
(917) 280-2052
Listed By:
Jimena Carino Jimenez
Source:
Viphomes
Added: Sep 16
Last Checked: Sep 26 at 7:03AM
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 The Highlands Re Group LLC
Investment Insights
Based on property information with market context.
Built in 1963, this 3,432-square-foot quadplex contains four separate residential units with a total of 8 bedrooms and 8 bathrooms. The property retains mid-century character while incorporating several recent improvements, including a new A/C system in Unit 1 and a new water heater, both installed in 2025. Primary bathrooms in Units 1 and 4 have also been remodeled.
Located at 1458 Silver Mesa Circle in Las Vegas, the property is near the Las Vegas Strip and UNLV, with dining, entertainment, and shopping in the surrounding area. Its four-unit configuration and existing unit improvements provide a clearly defined residential income property format.
Located at 1458 Silver Mesa Circle in Las Vegas, the property is near the Las Vegas Strip and UNLV, with dining, entertainment, and shopping in the surrounding area. Its four-unit configuration and existing unit improvements provide a clearly defined residential income property format.
Key Highlights
- Four separate residential units in a quadplex configuration
- 3,432‑square‑foot property built in 1963
- Total of 8 bedrooms and 8 bathrooms
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
$39,503
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
5.99%
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%
$790,060
$790.1K
Cap Rate 7%
$564,329
$564.3K
Cap Rate 9%
$438,922
$438.9K
Market Conditions
NOI Build-Up for 3,432 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
$59.7K $17.40/SF
− Vacancy
−$3.3K −$0.96/SF
EGI
$56.4K $16.44/SF
− OpEx
−$16.9K −$4.93/SF
NOI
$39.5K $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%
$790,060
Cap Rate 7%
$564,329
Cap Rate 9%
$438,922
Alternative Uses
Best Use
Multifamily LT 5
$564.3K
$493.8K – $658.4K
NOI $39,503 @ 7.0% cap · market cap 5.99%
Second Best
Apartment 5plus
$521.5K
$456.3K – $608.4K
NOI $36,505 @ 7.0% cap · market cap 5.53%
Theoretical Best
Specialty Retail
$1.19M
$1.04M – $1.38M
NOI $83,013 @ 7.0% cap · market cap 12.58%
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
2,078
Businesses Nearby
Explore this area
Business Placement
Demographics for 89169, NV
25,938
Population
14,070
Households
1.8
Avg Household Size
36
Median Age
19%
College-Educated
79%
High-School Grad
3.4 sq mi
ZIP Area
7,629
Density / Sq Mi
$39,740
Median Household Income
$32,457
Median Earnings
$1,159
Median Rent
$299,900
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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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-unit residential income property with updated systems and convenient access to the Las Vegas Strip and UNLV.
Where is this quadplex located?
The property is located at 1458 Silver Mesa Circle Las Vegas, NV.
What is the asking price?
The asking price for this property is $660,000.
What are key features of this property?
This property features: Four separate residential units in a quadplex configuration; 3,432‑square‑foot property built in 1963; Total of 8 bedrooms and 8 bathrooms
