Updated Three-Unit
For Sale
$400,000
Pending
326 N 16th Street, Las Vegas, NV 89101
Residential, Las Vegas, NV
Property Size1,920 SF
Lot Size0.14 Acres
Days on Market215
Property Features for 326 N 16th Street
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Window features
Blinds
Interior features
Window Treatments
Appliances
Oven, Range, Refrigerator
Subdivision
Fourteenth Street City Add
Elementary school
,
Directions
FROM EASTERN AND STEWART, WEST ON STEWART, NORTH ON 16TH STREET, PROPERTY ON RIGHT HAND SIDE OF STREET.
Standard status
Pending
APN
139-35-212-096
Size
1,920 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Annual Amount
991
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Amenities
laundry room
Building Details
Year built
1962
Floors in Building
1
Number of units
3
Flooring type
Tile - Ceramic
Building materials
Stucco, Wood Frame
Roof type
Flat
Architectural style
Other
Listing Agency:
Century 21 Americana · Century 21 Real Estate
(702) 296-9999
Listed By:
Corey C. Geib · License #BS.0040383
(702) 271-5500
Added: Feb 20
Changed: Sep 14
Last Checked: Sep 23 at 5:06AM
MLS# 2757588
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 1962 triplex contains three one-bedroom, one-bath residences, each measuring 640 square feet. The units feature open living areas, ceramic tile flooring, ceiling fans, central air conditioning, electric central heating, and window treatments. Interior improvements include quartz countertops and newer kitchen cabinetry with soft-close drawers. A separate laundry room serves the property, which is connected to public water and public sewer.
Recent property work includes an upgraded water line, water heater, sewer pump with basin, roof repairs, and improvements to the electrical panel and lines. The property occupies 0.14 acres and has 1,920 square feet of total building area. It is located within 1 mile of the Fremont Street Experience, with shopping, the Las Vegas Strip, and freeway access nearby. The property has no HOA and is occupied by long-term tenants.
Recent property work includes an upgraded water line, water heater, sewer pump with basin, roof repairs, and improvements to the electrical panel and lines. The property occupies 0.14 acres and has 1,920 square feet of total building area. It is located within 1 mile of the Fremont Street Experience, with shopping, the Las Vegas Strip, and freeway access nearby. The property has no HOA and is occupied by long-term tenants.
Key Highlights
- Three 1‑bedroom, 1‑bath units, each measuring 640 square feet
- 1,920‑square‑foot triplex on a 0.14‑acre lot
- Quartz countertops and newer kitchen cabinets with soft‑close drawers
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
$22,099
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
5.52%
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%
$441,980
$442.0K
Cap Rate 7%
$315,700
$315.7K
Cap Rate 9%
$245,544
$245.5K
Market Conditions
NOI Build-Up for 1,920 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
$33.4K $17.40/SF
− Vacancy
−$1.8K −$0.96/SF
EGI
$31.6K $16.44/SF
− OpEx
−$9.5K −$4.93/SF
NOI
$22.1K $11.51/SF
Area
Las Vegas, NV
Vacancy
5.50%
Lease Rate
$17.40 /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%
$441,980
Cap Rate 7%
$315,700
Cap Rate 9%
$245,544
Alternative Uses
Best Use
Multifamily LT 5
$315.7K
$276.2K – $368.3K
NOI $22,099 @ 7.0% cap · market cap 5.52%
Second Best
Apartment 5plus
$291.7K
$255.3K – $340.4K
NOI $20,422 @ 7.0% cap · market cap 5.11%
Theoretical Best
Specialty Retail
$663.4K
$580.5K – $774.0K
NOI $46,441 @ 7.0% cap · market cap 11.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,889
Businesses Nearby
Explore this area
Business Placement
Demographics for 89101, NV
42,465
Population
18,258
Households
2.3
Avg Household Size
35
Median Age
11%
College-Educated
66%
High-School Grad
5.4 sq mi
ZIP Area
7,864
Density / Sq Mi
$38,653
Median Household Income
$29,471
Median Earnings
$1,008
Median Rent
$258,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Triplex - Three one-bedroom residences with shared laundry and refreshed building systems near downtown Las Vegas.
Where is this triplex located?
The property is located at 326 N 16th Street Las Vegas, NV.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Three 1‑bedroom, 1‑bath units, each measuring 640 square feet; 1,920‑square‑foot triplex on a 0.14‑acre lot; Quartz countertops and newer kitchen cabinets with soft‑close drawers
