Duplex with Private Fenced
For Sale
$399,999
869 Ute Lane, Las Vegas, NV 89110
Each unit includes washer and dryer hookups and a private, fenced yard, with long-tenured occupancy in Unit B.
Property Size1,792 SF
Days on Market18
Property Features for 869 Ute Lane
General Information
Standard status
Active
Size
1,792 SF
Property subtype
Duplex
Building Details
Building Size
1,792 SF
Year Built
1963
Listing Agency:
Vegas International Properties
(702) 656-3264
Listed By:
Nilda R. Williams · License #S.0023028
(702) 656-3264
Source:
Usarealty
Added: Jul 20
Changed: Jul 30
Last Checked: Aug 6 at 3:46AM
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 Vegas International Properties
Investment Insights
Based on property information with market context.
This duplex offers two separate units, each with its own private yard that is fully fenced. Both units have washer and dryer hookups, supporting everyday in-home laundry convenience.
Unit A features tile and laminated wood-like vinyl flooring, with new windows installed last year. The roof was replaced in 2018, and the A/C units were replaced around 11 years ago. Unit B has carpet and tile flooring.
Unit B has been tenant-occupied for 10 years. The property is also described as close to the bus stop. Public remarks indicate the property does not have HOA.
Unit A features tile and laminated wood-like vinyl flooring, with new windows installed last year. The roof was replaced in 2018, and the A/C units were replaced around 11 years ago. Unit B has carpet and tile flooring.
Unit B has been tenant-occupied for 10 years. The property is also described as close to the bus stop. Public remarks indicate the property does not have HOA.
Key Highlights
- Two separate units, each with a private fenced yard
- Washer and dryer hookups in both units
- Roof replaced in 2018
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
$20,844
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
5.21%
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%
$416,880
$416.9K
Cap Rate 7%
$297,771
$297.8K
Cap Rate 9%
$231,600
$231.6K
Market Conditions
NOI Build-Up for 1,792 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
$31.2K $17.40/SF
− Vacancy
−$1.4K −$0.78/SF
EGI
$29.8K $16.62/SF
− OpEx
−$8.9K −$4.99/SF
NOI
$20.8K $11.63/SF
Area
ZIP 89110
Vacancy
4.50%
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%
$416,880
Cap Rate 7%
$297,771
Cap Rate 9%
$231,600
Alternative Uses
Best Use
Multifamily LT 5
$297.8K
$260.6K – $347.4K
NOI $20,844 @ 7.0% cap · market cap 5.21%
Second Best
Apartment 5plus
$267.1K
$233.7K – $311.6K
NOI $18,695 @ 7.0% cap · market cap 4.67%
Theoretical Best
Office A
$589.3K
$515.7K – $687.6K
NOI $41,253 @ 7.0% cap · market cap 10.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
720
Businesses Nearby
Explore this area
Business Placement
Demographics for 89110, NV
73,954
Population
23,701
Households
3.1
Avg Household Size
32
Median Age
10%
College-Educated
68%
High-School Grad
9.6 sq mi
ZIP Area
7,704
Density / Sq Mi
$54,858
Median Household Income
$34,509
Median Earnings
$1,292
Median Rent
$304,300
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 - Each unit includes washer and dryer hookups and a private, fenced yard, with long-tenured occupancy in Unit B.
Where is this duplex located?
The property is located at 869 Ute Lane Las Vegas, NV.
What is the asking price?
The asking price for this property is $399,999.
What are key features of this property?
This property features: Two separate units, each with a private fenced yard; Washer and dryer hookups in both units; Roof replaced in 2018
