Multifamily Property with Updated
New
For Sale
$490,000
1746 A St, Sparks, NV 89431
Income-producing multifamily property with refreshed exterior finishes, upgraded windows, and varied unit improvements.
Property Size1,428 SF
Price / SF$343.14
Days on Market4
Property Features for 1746 A St
General Information
Standard status
Active
Size
1,428 SF
Property subtype
Multi-Family
Amenities
electric stove
refrigerator
stackable washer/dryer
storage shed
upgraded insulation
laminate floors
tile bath floors
vinyl dual pane windows
storm doors
Building Details
Year Built
1985
Construction
vinyl siding over wood
Tenancy
Multi
Listing Agency:
RE/MAX Realty Affiliates
(775) 737-2022
Listed By:
LPT Realty
(775) 737-2022
Source:
Nevadarealestatehub
Added: Aug 28
Changed: Aug 31
Last Checked: Aug 31 at 2:25AM
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 RE/MAX Realty Affiliates
Investment Insights
Based on property information with market context.
Built in 1985, this multifamily property features vinyl siding over wood construction, with the exterior painted within the last year. Additional rear rain gutters are being added, complementing existing front gutters. Airport Authority improvements include dual-pane vinyl windows and storm doors.
Unit features vary and include laminate flooring, tile bathroom floors, electric stoves, and refrigerators. One unit has a stackable washer and dryer, while one transferring storage shed is included; a second shed belongs to a tenant. Additional parking is located across from the units. The property is available for drive-by viewing, with interior showings approved during inspections after an accepted offer.
Unit features vary and include laminate flooring, tile bathroom floors, electric stoves, and refrigerators. One unit has a stackable washer and dryer, while one transferring storage shed is included; a second shed belongs to a tenant. Additional parking is located across from the units. The property is available for drive-by viewing, with interior showings approved during inspections after an accepted offer.
Key Highlights
- Exterior painted within the last year
- Dual‑pane vinyl windows and storm doors added by Airport Authority
- Electric stove and refrigerator provided in all 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
$15,891
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
3.24%
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%
$317,820
$317.8K
Cap Rate 7%
$227,014
$227.0K
Cap Rate 9%
$176,567
$176.6K
Market Conditions
NOI Build-Up for 1,428 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
$30.2K $21.12/SF
− Vacancy
−$1.3K −$0.89/SF
EGI
$28.9K $20.23/SF
− OpEx
−$13.0K −$9.10/SF
NOI
$15.9K $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%
$317,820
Cap Rate 7%
$227,014
Cap Rate 9%
$176,567
Alternative Uses
Best Use
Apartment 5plus
$227.0K
$198.6K – $264.9K
NOI $15,891 @ 7.0% cap · market cap 3.24%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$505.5K
$442.3K – $589.7K
NOI $35,383 @ 7.0% cap · market cap 7.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
972
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?
Multifamily property - Income-producing multifamily property with refreshed exterior finishes, upgraded windows, and varied unit improvements.
Where is this multifamily property located?
The property is located at 1746 A St Sparks, NV.
What is the asking price?
The asking price for this property is $490,000.
What are key features of this property?
This property features: Exterior painted within the last year; Dual‑pane vinyl windows and storm doors added by Airport Authority; Electric stove and refrigerator provided in all units
