Two-Building
For Sale
$435,000
2529 Valley Street, Las Vegas, NV 89101
Residential, Las Vegas, NV
Property Size2,720 SF
Lot Size0.25 Acres
Price / SF$159.93
Days on Market206
Property Features for 2529 Valley Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Subdivision
Sunrise Park Tr #1 Amd
Elementary school
,
Directions
Take I15 exit East Charelston, Charelston to Eastern, L onto Eastern, R onto Valley, Property is on the right side
Standard status
Active
APN
139-36-410-012
Size
2,720 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Annual Amount
1084
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Other (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1959
Floors in Building
1
Number of units
4
Flooring type
Tile - Ceramic
Building materials
Stucco
Roof type
Flat
Architectural style
Other
Listing Agency:
Keller Williams MarketPlace · Keller Williams Realty
(702) 939-0000
Listed By:
Richard J. Brenkus · License #BS.0016186
(702) 752-0044
Added: Feb 3
Changed: Aug 19
Last Checked: Aug 28 at 9:06PM
MLS# 2753434
Copyright © 2026 Las Vegas REALTORS®. 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 quadplex contains four residential units distributed between two buildings, with two units in each structure. Every unit is configured with one bedroom and one bathroom. The property encompasses 2,720 square feet on a 0.25-acre lot, with parking available on site.
Built in 1959, the buildings feature stucco exteriors, ceramic tile flooring, flat roofs, central air conditioning, and electric heating. Public water and public sewer serve the property. The address is 2529 Valley Street in Las Vegas, Nevada 89101.
Built in 1959, the buildings feature stucco exteriors, ceramic tile flooring, flat roofs, central air conditioning, and electric heating. Public water and public sewer serve the property. The address is 2529 Valley Street in Las Vegas, Nevada 89101.
Key Highlights
- Four total units across two buildings
- Each unit includes 1 bedroom and 1 bathroom
- 2,720 square feet on a 0.25‑acre lot
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
7.20%
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 7.20%
Second Best
Apartment 5plus
$413.3K
$361.6K – $482.2K
NOI $28,931 @ 7.0% cap · market cap 6.65%
Theoretical Best
Specialty Retail
$939.9K
$822.4K – $1.10M
NOI $65,791 @ 7.0% cap · market cap 15.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
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?
Quadplex - Four residential units are arranged across separate buildings with shared parking and individual one-bedroom, one-bath layouts.
Where is this quadplex located?
The property is located at 2529 Valley Street Las Vegas, NV.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: Four total units across two buildings; Each unit includes 1 bedroom and 1 bathroom; 2,720 square feet on a 0.25‑acre lot
