Well-Maintained 4-Plex Community
For Sale
$529,999
2754 Aarondavid Drive, Las Vegas, NV 89121
Each unit offers two bedrooms and one full bathroom with in-unit washer and dryer, plus access to a community pool.
Property Size3,112 SF
Days on Market146
Property Features for 2754 Aarondavid Drive
General Information
Standard status
Active
Size
3,112 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$2,489
Amenities
fireplace
in-unit washer and dryer
gated community
community pool
Building Details
Building Size
3,112 SF
Year Built
1984
Tenancy
Multi
Listing Agency:
LIFE Realty District
(702) 524-3180
Listed By:
Sean Evenden · License #B.0036480
(702) 524-3180
Source:
Vicerealtygroup
Added: Apr 1
Changed: Aug 23
Last Checked: Aug 23 at 6:36AM
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 LIFE Realty District
Investment Insights
Based on property information with market context.
This well-maintained fourplex features four spacious units, each configured with two bedrooms and one full bathroom. Inside each unit, residents will find a living room with a fireplace and an in-unit washer and dryer for added day-to-day convenience. The property is described as being positioned within a gated community.
Residents also have access to a community pool. Walkability is described as low, with the property characterized as car-dependent, while bikeability and transit scores indicate some practical alternatives for getting around.
With consistent layouts across all four units and on-site community amenities, the property presents a straightforward multifamily option for continued rental use in a Las Vegas setting.
Residents also have access to a community pool. Walkability is described as low, with the property characterized as car-dependent, while bikeability and transit scores indicate some practical alternatives for getting around.
With consistent layouts across all four units and on-site community amenities, the property presents a straightforward multifamily option for continued rental use in a Las Vegas setting.
Key Highlights
- 4‑plex built in 1984 in Las Vegas
- Each unit has 2 bedrooms and 1 full bathroom with in‑unit washer and dryer
- Units include a living room with a fireplace
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
Multi-tenant
Tenancy
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 - Each unit offers two bedrooms and one full bathroom with in-unit washer and dryer, plus access to a 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: 4‑plex built in 1984 in Las Vegas; Each unit has 2 bedrooms and 1 full bathroom with in‑unit washer and dryer; Units include a living room with a fireplace
