Four-Unit Property with
New
For Sale
$800,000
2634 Atlantic Street, Las Vegas, NV 89121
Residential, Las Vegas, NV
Property Size4,326 SF
Lot Size0.27 Acres
Price / SF$184.93
Days on Market6
Property Features for 2634 Atlantic Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
6
Parking features
Alley, Garage
Window features
Blinds
Patio and Porch features
Patio
Interior features
Ceiling Fan(s), Window Treatments
Exterior features
Private Yard
Appliances
Dryer, Dishwasher, Exhaust Fan, Disposal, Gas Water Heater, Oven, Range, Refrigerator, Range Hood, Washer
Subdivision
Elsol Del Pueblo
Elementary school
,
Directions
East on Sahara from Eastern, Right on Atlantic.
Standard status
Active
APN
162-12-112-002
Size
4,326 SF
Lot size
0.27 Acres
Taxes and HOA fees
Tax Annual Amount
2952
Utilities
Sewer type
Public Sewer
Heating system
Central, Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
1974
Floors in Building
2
Number of units
4
Flooring type
Carpet, Tile - Ceramic
Building materials
Stucco
Roof type
Composition, Shingle
Architectural style
Other
Listing Agency:
Avalon Realty & Oaktree Mgmt
(702) 648-1299
Listed By:
Bonnie B. Barberini · License #B.0020159
(702) 274-4604
Added: Aug 23
Changed: Aug 28
Last Checked: Aug 28 at 9:06PM
MLS# 2811500
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 four-unit residential income property contains 4,326 square feet on a 0.27-acre lot and was built in 1974. The unit mix includes one three-bedroom, two-bath owner’s residence, two two-bedroom, two-bath units, and one two-bedroom, one-bath unit. The owner’s unit includes a fireplace, spacious kitchen and dining areas, a private patio, and a detached two-car garage. The remaining residences offer private patios or covered decks, along with garage parking. An enclosed stairway provides access to the two upper units.
Located at 2634 Atlantic Street in Las Vegas, 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, and the Las Vegas Strip is approximately a 10-minute drive. Shopping, grocery stores, restaurants, and the Pecos-McLeod Trailhead are also identified nearby.
Located at 2634 Atlantic Street in Las Vegas, 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, and the Las Vegas Strip is approximately a 10-minute drive. Shopping, grocery stores, restaurants, and the Pecos-McLeod Trailhead are also identified nearby.
Key Highlights
- Four‑unit property totaling 4,326 square feet on a 0.27‑acre lot
- Unit mix includes one 3‑bedroom, 2‑bath unit, two 2‑bedroom, 2‑bath units, and one 2‑bedroom, 1‑bath unit
- Owner’s unit features a fireplace, private patio, and detached 2‑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 - The property combines varied unit layouts with private outdoor areas and garage parking.
Where is this quadplex located?
The property is located at 2634 Atlantic Street 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 totaling 4,326 square feet on a 0.27‑acre lot; Unit mix includes one 3‑bedroom, 2‑bath unit, two 2‑bedroom, 2‑bath units, and one 2‑bedroom, 1‑bath unit; Owner’s unit features a fireplace, private patio, and detached 2‑car garage
