Duplex with Central
New
For Sale
$374,000
3604 Glendale Avenue, North Las Vegas, NV 89030
Residential, North Las Vegas, NV
Property Size1,760 SF
Lot Size0.12 Acres
Price / SF$212.50
Days on Market3
Property Features for 3604 Glendale Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Window features
Blinds
Interior features
Window Treatments
Subdivision
East Vegas Tr
Elementary school
,
Directions
From Pecos and Carey go south on Pecos turn right on Glendale to property
Standard status
Active
APN
139-24-510-167
Size
1,760 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Annual Amount
803
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1964
Floors in Building
1
Number of units
1
Flooring type
Tile - Ceramic
Building materials
Stucco, Wood Frame
Roof type
Shingle, Composition
Architectural style
Other
Listing Agency:
Real Estate One LLC
(702) 435-1111
Listed By:
Fegiel Lopez-Arreola · License #S.0069915
(702) 583-8836
Added: Sep 30
Changed: Oct 1
Last Checked: Oct 2 at 1:06AM
MLS# 2822866
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 1,760-square-foot duplex was built in 1964 on a 0.12-acre lot. The building has a wood-frame and stucco exterior, ceramic tile flooring, window treatments, and a composition shingle roof. Heating is central natural gas, with central air conditioning; public water and sewer serve the property.
Tenants have remained in place for more than five years and have paid rent on time. Shopping, schools, and freeways are nearby. Two additional duplexes on the same street are also offered for sale.
Tenants have remained in place for more than five years and have paid rent on time. Shopping, schools, and freeways are nearby. Two additional duplexes on the same street are also offered for sale.
Key Highlights
- 1,760 square feet on a 0.12‑acre lot
- Built in 1964
- Central natural gas heat and central air conditioning
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
$20,043
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
5.36%
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%
$400,860
$400.9K
Cap Rate 7%
$286,329
$286.3K
Cap Rate 9%
$222,700
$222.7K
Market Conditions
NOI Build-Up for 1,760 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
$30.6K $17.40/SF
− Vacancy
−$2.0K −$1.13/SF
EGI
$28.6K $16.27/SF
− OpEx
−$8.6K −$4.88/SF
NOI
$20.0K $11.39/SF
Area
North Las Vegas, NV
Vacancy
6.50%
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%
$400,860
Cap Rate 7%
$286,329
Cap Rate 9%
$222,700
Alternative Uses
Best Use
Multifamily LT 5
$286.3K
$250.5K – $334.1K
NOI $20,043 @ 7.0% cap · market cap 5.36%
Second Best
Apartment 5plus
$264.6K
$231.5K – $308.7K
NOI $18,523 @ 7.0% cap · market cap 4.95%
Theoretical Best
Office A
$476.3K
$416.8K – $555.7K
NOI $33,340 @ 7.0% cap · market cap 8.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
412
Businesses Nearby
Explore this area
Business Placement
Demographics for 89030, NV
56,399
Population
16,632
Households
3.4
Avg Household Size
30
Median Age
5%
College-Educated
58%
High-School Grad
9.5 sq mi
ZIP Area
5,937
Density / Sq Mi
$46,204
Median Household Income
$31,787
Median Earnings
$1,139
Median Rent
$237,300
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Tenants have occupied the property for more than five years and consistently paid rent on time.
Where is this duplex located?
The property is located at 3604 Glendale Avenue North Las Vegas, NV.
What is the asking price?
The asking price for this property is $374,000.
What are key features of this property?
This property features: 1,760 square feet on a 0.12‑acre lot; Built in 1964; Central natural gas heat and central air conditioning
