Gated Quadplex with Covered
For Sale
$599,000
Pending
4580 CARRIAGE PARK Drive, Las Vegas, NV 89121
Residential, Las Vegas, NV
Property Size3,672 SF
Lot Size0.05 Acres
Days on Market53
Property Features for 4580 CARRIAGE PARK Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Covered
Subdivision
Carriage Park Villas 2
Elementary school
,
Directions
From Vegas Valley & Nellis, head west on Vegas Valley, north on Mountain Vista, 1st complex on the right side.
Standard status
Pending
APN
161-08-212-005
Size
3,672 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
2796
Utilities
Sewer type
Public Sewer
Heating system
Central, Natural Gas
Cooling system
Central Air
Water source
Public
Amenities
private gated building
carports
large shared yard
in-unit washer and dryer
storage shelf
pass-through kitchen window
blinds
sliding glass door
private balcony
Building Details
Year built
1984
Floors in Building
2
Number of units
4
Flooring type
Tile
Building materials
Wood Frame
Architectural style
Other
Listing Agency:
BHHS Nevada Properties · Berkshire Hathaway HomeServices
(702) 458-8888
Listed By:
Shannon Gaccione · License #S.0067682
(702) 303-4717
Added: Jul 18
Changed: Aug 19
Last Checked: Sep 8 at 10:06PM
MLS# 2800955
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 quadplex contains four residences with the same functional floor plan, creating a consistent configuration across the property. Each unit includes a washer and dryer, storage shelving, blinds, a pass-through kitchen window facing the family room, and a sliding glass door opening to a private balcony. Tile flooring, central heating, natural gas service, and central air conditioning are provided.
The property occupies 0.05 acres and includes 3,672 square feet of building area. A private gate, covered carports, and a shared yard with mature trees provide additional site features. Public water and public sewer serve the property. Built in 1984, the wood-frame building is located in Las Vegas, Nevada.
The property occupies 0.05 acres and includes 3,672 square feet of building area. A private gate, covered carports, and a shared yard with mature trees provide additional site features. Public water and public sewer serve the property. Built in 1984, the wood-frame building is located in Las Vegas, Nevada.
Key Highlights
- Four units with matching floor plans
- 3,672 square feet on 0.05 acres
- Private balconies, in‑unit washers and dryers, and storage shelving
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
$48,247
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
8.05%
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%
$964,940
$964.9K
Cap Rate 7%
$689,243
$689.2K
Cap Rate 9%
$536,078
$536.1K
Market Conditions
NOI Build-Up for 3,672 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
$72.7K $19.80/SF
− Vacancy
−$3.8K −$1.03/SF
EGI
$68.9K $18.77/SF
− OpEx
−$20.7K −$5.63/SF
NOI
$48.2K $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%
$964,940
Cap Rate 7%
$689,243
Cap Rate 9%
$536,078
Alternative Uses
Best Use
Multifamily LT 5
$689.2K
$603.1K – $804.1K
NOI $48,247 @ 7.0% cap · market cap 8.05%
Second Best
Apartment 5plus
$618.3K
$541.1K – $721.4K
NOI $43,284 @ 7.0% cap · market cap 7.23%
Theoretical Best
Office A
$952.9K
$833.8K – $1.11M
NOI $66,704 @ 7.0% cap · market cap 11.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
734
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 - Four matching residences offer private balconies, in-unit laundry, storage, and practical family-room kitchen pass-throughs.
Where is this quadplex located?
The property is located at 4580 CARRIAGE PARK Drive Las Vegas, NV.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Four units with matching floor plans; 3,672 square feet on 0.05 acres; Private balconies, in‑unit washers and dryers, and storage shelving
