Duplex with Private
For Sale
$625,000
1590 York Way, Sparks, NV 89431
Residential Income, Sparks, NV
Property Size2,170 SF
Lot Size0.18 Acres
Price / SF$288.02
Days on Market10
Property Features for 1590 York Way
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
MF2
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 1, Bedroom 3, Bedroom 2, Bathroom 2, Bedroom 4
Parking
4
Parking features
Garage, Open
Window features
Vinyl Frames, Double Pane Windows
Patio and Porch features
Patio
Fireplace
1
Appliances
Dishwasher, Dryer, Electric Range, Refrigerator, Washer
Subdivision
Meadowvale 5
Lot features
Corner Lot, Sprinklers In Front, Sprinklers In Rear
Elementary school
Maxwell
Middle school
Sparks
High school
Sparks
Standard status
Active
APN
027-582-09
Size
2,170 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Annual Amount
1710
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Amenities
private fully fenced backyards and patios
Building Details
Year built
1967
Floors in Building
1
Number of units
2
Flooring type
Tile, Carpet
Building materials
Frame
Roof type
Shingle, Composition
Listing Agency:
Ferrari-Lund Real Estate South
(775) 850-7033
Listed By:
Gino Rossi · License #B.146118
(775) 240-7516
Added: Aug 13
Changed: Aug 20
Last Checked: Aug 22 at 6:06PM
MLS# 260010809
Copyright © 2026 Northern Nevada Regional MLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This single-level duplex contains 2 residences within 2,170 square feet on a 0.18-acre lot. Each unit includes 2 bedrooms, 1 bathroom, a 1-car garage, and a private fully fenced backyard with patio space. Interior finishes include tile and carpet flooring, while kitchens are equipped with electric ranges, refrigerators, and dishwashers. Washers and dryers are also present.
Constructed in 1967, the property has frame construction, shingle and composition roofing, central air, and natural-gas forced-air heating. The HVAC system was replaced within the last 3 years. Public water and public sewer serve the property, and open parking supplements the garages. MF2 zoning supports the duplex configuration.
Constructed in 1967, the property has frame construction, shingle and composition roofing, central air, and natural-gas forced-air heating. The HVAC system was replaced within the last 3 years. Public water and public sewer serve the property, and open parking supplements the garages. MF2 zoning supports the duplex configuration.
Key Highlights
- 2,170‑square‑foot duplex on a 0.18‑acre lot
- 2 units, each with 2 bedrooms and 1 bathroom
- Each residence includes a 1‑car garage and private fully fenced backyard
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
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two residences offer practical layouts, individual garages, and fenced outdoor areas.
Where is this duplex located?
The property is located at 1590 York Way 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: 2,170‑square‑foot duplex on a 0.18‑acre lot; 2 units, each with 2 bedrooms and 1 bathroom; Each residence includes a 1‑car garage and private fully fenced backyard
