4-Unit Apartment Building with
New
For Sale
$600,000
2707 Aarondavid Dr, Las Vegas, NV 89121
Leased multifamily property with spacious two-bedroom homes and shared gated-community amenities.
Property Size3,112 SF
Price / SF$192.80
Days on Market6
Property Features for 2707 Aarondavid Dr
General Information
Standard status
Active
Size
3,112 SF
Property subtype
Multi-Family
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Amenities
pool
spa
playground
washer/dryer
fireplace
Building Details
Year Built
1984
Listing Agency:
Homesmart Encore
(702) 930-3299
Listed By:
Xander Shaw
(702) 930-3299
Source:
Lasvegaspenthouses
Added: Aug 24
Changed: Aug 28
Last Checked: Aug 28 at 7:15PM
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 Homesmart Encore
Investment Insights
Based on property information with market context.
This 3,112-square-foot quadplex, built in 1984, contains four two-bedroom, one-bath residences. Each unit includes a private washer and dryer, while living rooms feature fireplaces. The building is leased, and the interiors have received improvements over time.
Residents have access to a private gated community with a pool, spa, and playground. The property is located at 2707 Aarondavid Dr in Las Vegas, Nevada, within ZIP code 89121.
Residents have access to a private gated community with a pool, spa, and playground. The property is located at 2707 Aarondavid Dr in Las Vegas, Nevada, within ZIP code 89121.
Key Highlights
- Four units, each with 2 bedrooms and 1 bath
- 3,112 SF quadplex built in 1984
- Private washer and dryer in every unit
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
$40,889
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
6.81%
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%
$817,780
$817.8K
Cap Rate 7%
$584,129
$584.1K
Cap Rate 9%
$454,322
$454.3K
Market Conditions
NOI Build-Up for 3,112 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
$61.6K $19.80/SF
− Vacancy
−$3.2K −$1.03/SF
EGI
$58.4K $18.77/SF
− OpEx
−$17.5K −$5.63/SF
NOI
$40.9K $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%
$817,780
Cap Rate 7%
$584,129
Cap Rate 9%
$454,322
Alternative Uses
Best Use
Multifamily LT 5
$584.1K
$511.1K – $681.5K
NOI $40,889 @ 7.0% cap · market cap 6.81%
Second Best
Apartment 5plus
$524.0K
$458.5K – $611.4K
NOI $36,683 @ 7.0% cap · market cap 6.11%
Theoretical Best
Office A
$807.6K
$706.6K – $942.2K
NOI $56,531 @ 7.0% cap · market cap 9.42%
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
794
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 - Leased multifamily property with spacious two-bedroom homes and shared gated-community amenities.
Where is this quadplex located?
The property is located at 2707 Aarondavid Dr Las Vegas, NV.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: Four units, each with 2 bedrooms and 1 bath; 3,112 SF quadplex built in 1984; Private washer and dryer in every unit
