Four-Unit
For Sale
$498,000
732 N 11th Street, Las Vegas, NV 89101
Residential, Las Vegas, NV
Property Size3,356 SF
Lot Size0.17 Acres
Price / SF$148.39
Days on Market206
Property Features for 732 N 11th Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Subdivision
Stewart Add
Elementary school
,
Directions
FROM MARYLAND AND BONANZA, NORTH ON MARYLAND, WEST ON WILSON, NORTH ON 11TH ST
Standard status
Active
APN
139-26-410-082
Size
3,356 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Annual Amount
1637
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1961
Floors in Building
2
Number of units
4
Flooring type
Tile
Building materials
Stucco
Roof type
Flat
Architectural style
Other
Listing Agency:
Keller Williams MarketPlace · Keller Williams Realty
(702) 939-0000
Listed By:
Richard J. Brenkus · License #BS.0016186
(702) 752-0044
Added: Feb 3
Changed: Aug 19
Last Checked: Aug 28 at 7:06PM
MLS# 2753444
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 four-unit residential property contains 3,356 square feet and was built in 1961. Each unit includes two bedrooms and one bathroom, creating a consistent floor plan across the building. Stucco construction, tile flooring, flat roofing, central air conditioning, and electric central heating are among the documented improvements.
The property occupies 0.17 acres at 732 N 11th Street in Las Vegas, Nevada 89101. Public water and public sewer serve the property, and ample parking is noted in the property remarks.
The property occupies 0.17 acres at 732 N 11th Street in Las Vegas, Nevada 89101. Public water and public sewer serve the property, and ample parking is noted in the property remarks.
Key Highlights
- Four units, each with 2 bedrooms and 1 bathroom
- 3,356 square feet on a 0.17‑acre lot
- Built in 1961 with stucco construction
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
$38,628
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
7.76%
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%
$772,560
$772.6K
Cap Rate 7%
$551,829
$551.8K
Cap Rate 9%
$429,200
$429.2K
Market Conditions
NOI Build-Up for 3,356 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
$58.4K $17.40/SF
− Vacancy
−$3.2K −$0.96/SF
EGI
$55.2K $16.44/SF
− OpEx
−$16.6K −$4.93/SF
NOI
$38.6K $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%
$772,560
Cap Rate 7%
$551,829
Cap Rate 9%
$429,200
Alternative Uses
Best Use
Multifamily LT 5
$551.8K
$482.9K – $643.8K
NOI $38,628 @ 7.0% cap · market cap 7.76%
Second Best
Apartment 5plus
$509.9K
$446.2K – $594.9K
NOI $35,696 @ 7.0% cap · market cap 7.17%
Theoretical Best
Specialty Retail
$1.16M
$1.01M – $1.35M
NOI $81,175 @ 7.0% cap · market cap 16.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,830
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
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 residential units offer a consistent two-bedroom, one-bathroom layout with central heating and air conditioning.
Where is this quadplex located?
The property is located at 732 N 11th Street Las Vegas, NV.
What is the asking price?
The asking price for this property is $498,000.
What are key features of this property?
This property features: Four units, each with 2 bedrooms and 1 bathroom; 3,356 square feet on a 0.17‑acre lot; Built in 1961 with stucco construction
