Quadplex with Private
New
For Sale
$800,000
2680 ATLANTIC Street, Las Vegas, NV 89121
Residential, Las Vegas, NV
Property Size4,326 SF
Lot Size0.21 Acres
Price / SF$184.93
Days on Market2
Property Features for 2680 ATLANTIC Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
6
Window features
Blinds
Patio and Porch features
Patio
Interior features
Ceiling Fan(s), Window Treatments
Appliances
Gas Water Heater, Microwave
Subdivision
ELSOL DEL PUEBLO
Elementary school
,
Directions
From Eastern & Sahara, South on Eastern to Karen, Left on Karen, left on Atlantic.
Standard status
Active
APN
162-12-112-018
Size
4,326 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Annual Amount
2965
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Central
Cooling system
Central Air
Water source
Public
Amenities
mature landscaping
washer/dryer hook-ups in garages
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: Sep 10
Last Checked: Sep 11 at 9:06PM
MLS# 2817547
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 4,326-square-foot quadplex, built in 1974, contains four residential units with a mix of layouts. The single-story owner’s unit includes three bedrooms, two baths, a living room with fireplace, enclosed patio, and 2-car garage. A second single-story unit offers two bedrooms, two baths, a private patio, and 1-car garage. Upstairs, two additional units provide two bedrooms and two baths, and two bedrooms and one bath, respectively; both include covered decks and 1-car garages. Washer and dryer hookups are located in all garages.
The property occupies 0.21 acres in Las Vegas, with mature landscaping and public water and sewer service. Knudson Middle School is 1/3 miles away, Valley High is 1/2 mile away, and RTC public transportation is within walking distance. The Las Vegas Strip, Boulevard Mall, and the airport are approximately 10 to 15 minutes away.
The property occupies 0.21 acres in Las Vegas, with mature landscaping and public water and sewer service. Knudson Middle School is 1/3 miles away, Valley High is 1/2 mile away, and RTC public transportation is within walking distance. The Las Vegas Strip, Boulevard Mall, and the airport are approximately 10 to 15 minutes away.
Key Highlights
- 4,326‑square‑foot quadplex with four residential units
- Owner’s unit includes 3 bedrooms, 2 baths, fireplace, enclosed patio, and 2‑car garage
- Additional unit mix includes 2‑bedroom/2‑bath, 2‑bedroom/2‑bath, and 2‑bedroom/1‑bath layouts
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
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Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,183
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Quadplex - Four residential units offer varied layouts, garages, patios, and washer/dryer hookups.
Where is this quadplex located?
The property is located at 2680 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: 4,326‑square‑foot quadplex with four residential units; Owner’s unit includes 3 bedrooms, 2 baths, fireplace, enclosed patio, and 2‑car garage; Additional unit mix includes 2‑bedroom/2‑bath, 2‑bedroom/2‑bath, and 2‑bedroom/1‑bath layouts
