Gated Quadplex with
For Sale
$529,999
Pending
2754 Aarondavid Drive, Las Vegas, NV 89121
Residential, Las Vegas, NV
Property Size3,112 SF
Lot Size0.03 Acres
Days on Market146
Property Features for 2754 Aarondavid Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Window features
Blinds
Interior features
Ceiling Fan(s), Window Treatments
Appliances
Dryer, Oven, Range, Refrigerator, Water Heater, Washer
Subdivision
Village At Karen
Elementary school
,
Directions
E Sahara and Lamb, head south on S Lamb, turn left onto Karen onto Karen, continue to Mountain Vista, north to Amberleigh, right to Aarondavid.
Standard status
Pending
APN
161-08-610-023
Size
3,112 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Annual Amount
2489
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Central
Cooling system
Central Air
Water source
Public
Amenities
fireplace
in-unit washer and dryer
gated community
community pool
Building Details
Year built
1984
Floors in Building
2
Number of units
4
Flooring type
Tile - Ceramic, Vinyl, Carpet
Building materials
Wood Frame
Roof type
Composition, Shingle
Architectural style
Other
Listing Agency:
LIFE Realty District
(702) 475-3200
Listed By:
Sean Evenden · License #B.0036480
(702) 524-3180
Added: Apr 1
Changed: Aug 19
Last Checked: Aug 24 at 5:06PM
MLS# 2769188
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 3,112-square-foot quadplex contains four residential units, each arranged with two bedrooms and one full bathroom. Every unit includes a living room fireplace, washer and dryer, ceiling fans, window treatments, and a mix of ceramic tile, vinyl, and carpet flooring. Central heating and cooling are provided, with natural gas service for heat. The wood-frame property was built in 1984 and has a composition and shingle roof.
Located at 2754 Aarondavid Drive in Las Vegas, the property sits within a gated community with access to a shared pool. Public water and sewer serve the site. Unit appliances include an oven, range, refrigerator, water heater, washer, and dryer, supporting consistent residential functionality across the building.
Located at 2754 Aarondavid Drive in Las Vegas, the property sits within a gated community with access to a shared pool. Public water and sewer serve the site. Unit appliances include an oven, range, refrigerator, water heater, washer, and dryer, supporting consistent residential functionality across the building.
Key Highlights
- Four‑unit property with 2 bedrooms and 1 full bathroom per unit
- 3,112 square feet on 0.03 acres
- Fireplaces and in‑unit 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
7.71%
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 7.71%
Second Best
Apartment 5plus
$524.0K
$458.5K – $611.4K
NOI $36,683 @ 7.0% cap · market cap 6.92%
Theoretical Best
Office A
$807.6K
$706.6K – $942.2K
NOI $56,531 @ 7.0% cap · market cap 10.67%
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 - Residential units include fireplaces, in-unit laundry, and access to a gated community pool.
Where is this quadplex located?
The property is located at 2754 Aarondavid Drive Las Vegas, NV.
What is the asking price?
The asking price for this property is $529,999.
What are key features of this property?
This property features: Four‑unit property with 2 bedrooms and 1 full bathroom per unit; 3,112 square feet on 0.03 acres; Fireplaces and in‑unit washer and dryer in every unit
