Quadplex with Private
New
For Sale
$800,000
2634 Atlantic St, Las Vegas, NV 89121
Four-unit property with varied layouts, private outdoor areas, and detached garage parking for each residence.
Property Size4,326 SF
Days on Market6
Property Features for 2634 Atlantic St
General Information
Standard status
Active
Size
4,326 SF
Property subtype
Multi Family
Units
Unit Mix
1 x 3BR/2BA, 2 x 2BR/2BA, 1 x 2BR/1BA
Multifamily Units
4
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$2,952
Amenities
fireplace
private patio
large covered decks
Building Details
Building Size
4,326 SF
Year Built
1974
Stories
2
Units
4
Listing Agency:
Avalon Realty & Oaktree Management, Inc
(702) 274-4604
Listed By:
Bonnie B. Barberini · License #B.0020159
(702) 274-4604
Source:
Elliman
Added: Aug 26
Changed: Aug 31
Last Checked: Aug 31 at 3:18PM
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 Avalon Realty & Oaktree Management, Inc
Investment Insights
Based on property information with market context.
This four-unit residential property, built in 1974, includes a single-story owner’s residence with three bedrooms, two baths, a fireplace, spacious kitchen and dining areas, a private patio, and a detached two-car garage. The second residence offers two bedrooms, two baths, a private patio, and a one-car garage. Two upper-level units are accessed through an enclosed stairway and include covered decks, two-bedroom layouts, and one-car garages.
Located in the Winchester area, the property is 0.3 miles from Knudson Middle School and 0.5 mile from Valley High School. RTC public transportation is within walking distance, while the Las Vegas Strip is about a 10-minute drive away. Shopping, grocery stores, and restaurants are nearby, and the Pecos-McLeod Trailhead is about 3 miles from the property.
Located in the Winchester area, the property is 0.3 miles from Knudson Middle School and 0.5 mile from Valley High School. RTC public transportation is within walking distance, while the Las Vegas Strip is about a 10-minute drive away. Shopping, grocery stores, and restaurants are nearby, and the Pecos-McLeod Trailhead is about 3 miles from the property.
Key Highlights
- Four‑unit property at 2634 Atlantic St, Las Vegas, NV 89121
- Owner’s unit includes 3 beds, 2 baths, fireplace, private patio, and detached 2‑car garage
- Second unit offers 2 bedrooms, 2 baths, private patio, and 1‑car garage
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
$56,841
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
7.11%
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%
$1,136,820
$1.1M
Cap Rate 7%
$812,014
$812.0K
Cap Rate 9%
$631,567
$631.6K
Market Conditions
NOI Build-Up for 4,326 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
$85.7K $19.80/SF
− Vacancy
−$4.5K −$1.03/SF
EGI
$81.2K $18.77/SF
− OpEx
−$24.4K −$5.63/SF
NOI
$56.8K $13.14/SF
Area
ZIP 89121
Vacancy
5.20%
Lease Rate
$19.80 /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%
$1,136,820
Cap Rate 7%
$812,014
Cap Rate 9%
$631,567
Alternative Uses
Best Use
Multifamily LT 5
$812.0K
$710.5K – $947.4K
NOI $56,841 @ 7.0% cap · market cap 7.11%
Second Best
Apartment 5plus
$728.5K
$637.4K – $849.9K
NOI $50,993 @ 7.0% cap · market cap 6.37%
Theoretical Best
Office A
$1.12M
$982.3K – $1.31M
NOI $78,584 @ 7.0% cap · market cap 9.82%
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
1,227
Businesses Nearby
Explore this area
Business Placement
Demographics for 89121, NV
68,692
Population
29,012
Households
2.4
Avg Household Size
39
Median Age
16%
College-Educated
78%
High-School Grad
9.2 sq mi
ZIP Area
7,467
Density / Sq Mi
$54,667
Median Household Income
$32,776
Median Earnings
$1,306
Median Rent
$288,400
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-unit property with varied layouts, private outdoor areas, and detached garage parking for each residence.
Where is this quadplex located?
The property is located at 2634 Atlantic St Las Vegas, NV.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Four‑unit property at 2634 Atlantic St, Las Vegas, NV 89121; Owner’s unit includes 3 beds, 2 baths, fireplace, private patio, and detached 2‑car garage; Second unit offers 2 bedrooms, 2 baths, private patio, and 1‑car garage
