Detached Two-Unit
For Sale
$535,000
534 13TH, Sparks, NV 89431
Two independent residences offer separate utilities, private outdoor areas, and flexible occupancy options.
Property Size1,367 SF
Price / SF$391.37
Days on Market8
Property Features for 534 13TH
General Information
Standard status
Active
Size
1,367 SF
Property subtype
Multi-family
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Amenities
private outdoor spaces
fully fenced outdoor areas
low-maintenance paver patios
storage space
off-street parking
alley access
Building Details
Year Built
1915
Buildings
2
Listing Agency:
LPT Realty,LLC
Listed By:
Nick Briglia
(775) 688-4000
Source:
Ferrari-lund
Added: Sep 2
Changed: Sep 8
Last Checked: Sep 8 at 7:37AM
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 LPT Realty,LLC
Investment Insights
Based on property information with market context.
This detached duplex at 534 13th St comprises two separate 1-bedroom, 1-bath residences totaling 1,367 square feet. Built in 1915, the property places both homes on one parcel without shared walls. Each residence has updated finishes, a functional layout, private outdoor space, and a separate electric meter. Fenced exterior areas, paver patios, storage space, off-street parking, and alley access add practical utility. One residence is currently tenant-occupied, while the second can support owner occupancy or additional rental use.
The property is located in Sparks near Downtown Sparks, shopping, dining, parks, and freeway access. Its two-home configuration and independent utilities provide flexibility for an owner-occupant, rental operator, or buyer seeking a residential income property.
The property is located in Sparks near Downtown Sparks, shopping, dining, parks, and freeway access. Its two-home configuration and independent utilities provide flexibility for an owner-occupant, rental operator, or buyer seeking a residential income property.
Key Highlights
- Two separate 1‑bedroom, 1‑bath residences on one parcel
- 1,367 SF duplex built in 1915
- Detached layout with no shared walls
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
$16,997
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
3.18%
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%
$339,940
$339.9K
Cap Rate 7%
$242,814
$242.8K
Cap Rate 9%
$188,856
$188.9K
Market Conditions
NOI Build-Up for 1,367 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
$25.4K $18.60/SF
− Vacancy
−$1.1K −$0.84/SF
EGI
$24.3K $17.76/SF
− OpEx
−$7.3K −$5.33/SF
NOI
$17.0K $12.43/SF
Area
Sparks, NV
Vacancy
4.50%
Lease Rate
$18.60 /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%
$339,940
Cap Rate 7%
$242,814
Cap Rate 9%
$188,856
Alternative Uses
Best Use
Multifamily LT 5
$242.8K
$212.5K – $283.3K
NOI $16,997 @ 7.0% cap · market cap 3.18%
Second Best
Apartment 5plus
$217.3K
$190.2K – $253.5K
NOI $15,212 @ 7.0% cap · market cap 2.84%
Theoretical Best
Specialty Retail
$483.9K
$423.4K – $564.5K
NOI $33,871 @ 7.0% cap · market cap 6.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,087
Businesses Nearby
Explore this area
Business Placement
Demographics for 89431, NV
40,219
Population
16,858
Households
2.4
Avg Household Size
35
Median Age
14%
College-Educated
76%
High-School Grad
9.2 sq mi
ZIP Area
4,372
Density / Sq Mi
$64,496
Median Household Income
$39,589
Median Earnings
$1,276
Median Rent
$332,000
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?
Duplex - Two independent residences offer separate utilities, private outdoor areas, and flexible occupancy options.
Where is this duplex located?
The property is located at 534 13TH Sparks, NV.
What is the asking price?
The asking price for this property is $535,000.
What are key features of this property?
This property features: Two separate 1‑bedroom, 1‑bath residences on one parcel; 1,367 SF duplex built in 1915; Detached layout with no shared walls
