Single-Level Duplex with
For Sale
$625,000
1590 York, Sparks, NV 89431
Two separately configured units include private outdoor areas and attached one-car garages.
Property Size2,170 SF
Price / SF$288.02
Days on Market12
Property Features for 1590 York
General Information
Standard status
Active
Size
2,170 SF
Property subtype
Multi-family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Parking per Unit
1
Amenities
private fully fenced backyards
patios
Building Details
Year Built
1967
Buildings
1
Stories
1
Tenancy
Multi
Listing Agency:
Ferrari-Lund Real Estate South, Vince Rossi of Ferrari-Lund R.E. Sparks
(775) 240-7516
Listed By:
Gino Rossi · License #B.146118
(775) 240-7516
Source:
Ferrari-lund
Added: Aug 18
Changed: Aug 29
Last Checked: Aug 29 at 11:03AM
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 Ferrari-Lund Real Estate South, Vince Rossi of Ferrari-Lund R.E. Sparks
Investment Insights
Based on property information with market context.
This single-level duplex contains two units within a 2,170-square-foot property. Each residence offers two bedrooms, one bathroom, a one-car garage, and a private fenced backyard with patio space. The HVAC system was replaced within the last 3 years, and the property was built in 1967.
The duplex is located at 1590 York in Sparks, Nevada. One unit is occupied under a month-to-month lease, while the other lease runs through 8/31/27. Tenant privacy should be respected; viewing is limited to a drive-by.
The duplex is located at 1590 York in Sparks, Nevada. One unit is occupied under a month-to-month lease, while the other lease runs through 8/31/27. Tenant privacy should be respected; viewing is limited to a drive-by.
Key Highlights
- Two‑unit duplex with 2,170 square feet
- Each unit has 2 bedrooms and 1 bathroom
- One‑car garage provided for each unit
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
$26,982
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
4.32%
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%
$539,640
$539.6K
Cap Rate 7%
$385,457
$385.5K
Cap Rate 9%
$299,800
$299.8K
Market Conditions
NOI Build-Up for 2,170 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
$40.4K $18.60/SF
− Vacancy
−$1.8K −$0.84/SF
EGI
$38.5K $17.76/SF
− OpEx
−$11.6K −$5.33/SF
NOI
$27.0K $12.43/SF
Area
Sparks, NV
Vacancy
4.50%
Lease Rate
$18.60 /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%
$539,640
Cap Rate 7%
$385,457
Cap Rate 9%
$299,800
Alternative Uses
Best Use
Multifamily LT 5
$385.5K
$337.3K – $449.7K
NOI $26,982 @ 7.0% cap · market cap 4.32%
Second Best
Apartment 5plus
$345.0K
$301.9K – $402.5K
NOI $24,148 @ 7.0% cap · market cap 3.86%
Theoretical Best
Specialty Retail
$768.1K
$672.1K – $896.1K
NOI $53,768 @ 7.0% cap · market cap 8.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
696
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?
Duplex - Two separately configured units include private outdoor areas and attached one-car garages.
Where is this duplex located?
The property is located at 1590 York Sparks, NV.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,170 square feet; Each unit has 2 bedrooms and 1 bathroom; One‑car garage provided for each unit
