Four-Unit Duplex
For Sale
$500,000
2529 Valley Street, Las Vegas, NV 89101
Two buildings with four one-bedroom, one-bath units, including one potentially convertible to a two-bedroom layout.
Property Size2,720 SF
Days on Market187
Property Features for 2529 Valley Street
General Information
Standard status
Active
Size
2,720 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$1,084
Building Details
Building Size
2,720 SF
Year Built
1959
Buildings
2
Tenancy
Multi
Listing Agency:
Keller Williams MarketPlace
(702) 752-0044
Listed By:
Richard J. Brenkus · License #BS.0016186
(702) 752-0044
Source:
Virtuelre
Added: Feb 3
Changed: Aug 8
Last Checked: Aug 9 at 11:51AM
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 Keller Williams MarketPlace
Investment Insights
Based on property information with market context.
This four-unit duplex property features multiple units across two buildings, with two units in each building. All units offer one bedroom and one bathroom, with one unit featuring a bedroom large enough to potentially be converted into a two-bedroom layout. The property was built in 1959.
The property is located at 2529 Valley Street in Las Vegas, NV 89101. Ample parking is available for tenants and guests.
For buyers seeking a small, multi-unit residential income asset, this configuration offers consistent unit mix across both buildings, with a potential layout flexibility in one unit.
The property is located at 2529 Valley Street in Las Vegas, NV 89101. Ample parking is available for tenants and guests.
For buyers seeking a small, multi-unit residential income asset, this configuration offers consistent unit mix across both buildings, with a potential layout flexibility in one unit.
Key Highlights
- Two buildings with two units each for four total units
- All units feature one bedroom and one bathroom
- One unit has a bedroom large enough to potentially convert to a two‑bedroom layout
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
$31,307
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
6.26%
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%
$626,140
$626.1K
Cap Rate 7%
$447,243
$447.2K
Cap Rate 9%
$347,856
$347.9K
Market Conditions
NOI Build-Up for 2,720 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
$47.3K $17.40/SF
− Vacancy
−$2.6K −$0.96/SF
EGI
$44.7K $16.44/SF
− OpEx
−$13.4K −$4.93/SF
NOI
$31.3K $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%
$626,140
Cap Rate 7%
$447,243
Cap Rate 9%
$347,856
Alternative Uses
Best Use
Multifamily LT 5
$447.2K
$391.3K – $521.8K
NOI $31,307 @ 7.0% cap · market cap 6.26%
Second Best
Apartment 5plus
$413.3K
$361.6K – $482.2K
NOI $28,931 @ 7.0% cap · market cap 5.79%
Theoretical Best
Specialty Retail
$939.9K
$822.4K – $1.10M
NOI $65,791 @ 7.0% cap · market cap 13.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,469
Businesses Nearby
Explore this area
Business Placement
Demographics for 89101, NV
42,465
Population
18,258
Households
2.3
Avg Household Size
35
Median Age
11%
College-Educated
66%
High-School Grad
5.4 sq mi
ZIP Area
7,864
Density / Sq Mi
$38,653
Median Household Income
$29,471
Median Earnings
$1,008
Median Rent
$258,100
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 buildings with four one-bedroom, one-bath units, including one potentially convertible to a two-bedroom layout.
Where is this duplex located?
The property is located at 2529 Valley Street Las Vegas, NV.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Two buildings with two units each for four total units; All units feature one bedroom and one bathroom; One unit has a bedroom large enough to potentially convert to a two‑bedroom layout
