Townhouse-Style Multifamily
For Sale
$1,135,000
9475 Sand Villa, Las Vegas, NV 89147
Each unit features an attached two-car garage with direct access and included appliances.
Property Size4,310 SF
Days on Market105
Property Features for 9475 Sand Villa
General Information
Standard status
Active
Size
4,310 SF
Property subtype
Multi Family
Building Details
Building Size
4,310 SF
Year Built
1999
Stories
2
Units
4
Construction
townhouse style
Listing Agency:
(949) 466-1082
Listed By:
Mark W. Berry
(949) 466-1082
Source:
Elliman
Added: May 20
Changed: Aug 30
Last Checked: Aug 31 at 5:36PM
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 Mark W. Berry
Investment Insights
Based on property information with market context.
Built in 1999, this multifamily property comprises townhouse-style units arranged without residences directly above or below one another. Each unit has an attached two-car garage with direct access, and appliances are included.
The property is located at 9475 Sand Villa in Las Vegas, Nevada. An onsite manager oversees the professionally managed community, and the property operates without an HOA. Walk Score is 20, Transit Score is 40, and Bike Score is 37.
The property is located at 9475 Sand Villa in Las Vegas, Nevada. An onsite manager oversees the professionally managed community, and the property operates without an HOA. Walk Score is 20, Transit Score is 40, and Bike Score is 37.
Key Highlights
- Townhouse‑style units with no residences directly above or below
- Attached two‑car garages provide direct access to each unit
- All appliances included
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
$45,844
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
4.04%
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%
$916,880
$916.9K
Cap Rate 7%
$654,914
$654.9K
Cap Rate 9%
$509,378
$509.4K
Market Conditions
NOI Build-Up for 4,310 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
$87.9K $20.40/SF
− Vacancy
−$4.6K −$1.06/SF
EGI
$83.4K $19.34/SF
− OpEx
−$37.5K −$8.70/SF
NOI
$45.8K $10.64/SF
Area
Las Vegas, NV
Vacancy
5.20%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
45.00%
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%
$916,880
Cap Rate 7%
$654,914
Cap Rate 9%
$509,378
Alternative Uses
Best Use
Apartment 5plus
$654.9K
$573.1K – $764.1K
NOI $45,844 @ 7.0% cap · market cap 4.04%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.49M
$1.30M – $1.74M
NOI $104,250 @ 7.0% cap · market cap 9.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,032
Businesses Nearby
Explore this area
Business Placement
Demographics for 89147, NV
55,642
Population
22,831
Households
2.4
Avg Household Size
40
Median Age
29%
College-Educated
89%
High-School Grad
7.4 sq mi
ZIP Area
7,519
Density / Sq Mi
$73,025
Median Household Income
$41,684
Median Earnings
$1,732
Median Rent
$376,900
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?
Multifamily property - Each unit features an attached two-car garage with direct access and included appliances.
Where is this multifamily property located?
The property is located at 9475 Sand Villa Las Vegas, NV.
What is the asking price?
The asking price for this property is $1,135,000.
What are key features of this property?
This property features: Townhouse‑style units with no residences directly above or below; Attached two‑car garages provide direct access to each unit; All appliances included
