Two-Duplex
For Sale
$660,000
1805 Moser Drive, Henderson, NV 89011
Four residential units across two duplex buildings, with access to schools, shopping, dining, parks, and major roadways.
Property Size1,882 SF
Days on Market19
Property Features for 1805 Moser Drive
General Information
Standard status
Active
Size
1,882 SF
Property subtype
Multi Family Home
Additional Details
Highway Access
Yes
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$1,241
Building Details
Building Size
1,882 SF
Year Built
1940
Buildings
2
Stories
1
Units
4
Listing Agency:
Executive Realty Services
(702) 885-3013
Listed By:
Justin Bezanski · License #S.0184531
(702) 885-3013
Source:
Landandmore
Added: Aug 11
Changed: Aug 24
Last Checked: Aug 26 at 9:30AM
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 Executive Realty Services
Investment Insights
Based on property information with market context.
This Henderson property includes two duplex buildings with four residential units in total. Constructed in 1940, the multi-unit layout supports residential occupancy and rental use, with the source information identifying potential appeal for investors, owner-occupants, and rental portfolio expansion.
The property is located near schools, shopping, restaurants, entertainment, parks, and everyday amenities. Freeway access and major roadways provide connections throughout Henderson and the greater Las Vegas Valley. Walk Score is 6, Bike Score is 32, and Transit Score is 21, reflecting a primarily car-dependent setting with limited transit access.
The property is located near schools, shopping, restaurants, entertainment, parks, and everyday amenities. Freeway access and major roadways provide connections throughout Henderson and the greater Las Vegas Valley. Walk Score is 6, Bike Score is 32, and Transit Score is 21, reflecting a primarily car-dependent setting with limited transit access.
Key Highlights
- Two duplex buildings with 4 total residential units
- Built in 1940
- Located near schools, shopping, restaurants, entertainment, parks, and everyday amenities
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
$21,589
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
3.27%
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%
$431,780
$431.8K
Cap Rate 7%
$308,414
$308.4K
Cap Rate 9%
$239,878
$239.9K
Market Conditions
NOI Build-Up for 1,882 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
$32.3K $17.16/SF
− Vacancy
−$1.5K −$0.77/SF
EGI
$30.8K $16.39/SF
− OpEx
−$9.3K −$4.92/SF
NOI
$21.6K $11.47/SF
Area
ZIP 89011
Vacancy
4.50%
Lease Rate
$17.16 /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%
$431,780
Cap Rate 7%
$308,414
Cap Rate 9%
$239,878
Alternative Uses
Best Use
Multifamily LT 5
$308.4K
$269.9K – $359.8K
NOI $21,589 @ 7.0% cap · market cap 3.27%
Second Best
Apartment 5plus
$277.7K
$243.0K – $324.0K
NOI $19,437 @ 7.0% cap · market cap 2.95%
Theoretical Best
Specialty Retail
$696.9K
$609.8K – $813.0K
NOI $48,781 @ 7.0% cap · market cap 7.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
461
Businesses Nearby
Explore this area
Business Placement
Demographics for 89011, NV
34,456
Population
15,505
Households
2.2
Avg Household Size
40
Median Age
37%
College-Educated
90%
High-School Grad
16.5 sq mi
ZIP Area
2,088
Density / Sq Mi
$93,881
Median Household Income
$46,604
Median Earnings
$1,725
Median Rent
$458,700
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 - Four residential units across two duplex buildings, with access to schools, shopping, dining, parks, and major roadways.
Where is this duplex located?
The property is located at 1805 Moser Drive Henderson, 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: Two duplex buildings with 4 total residential units; Built in 1940; Located near schools, shopping, restaurants, entertainment, parks, and everyday amenities
