Two-Unit Duplex with
For Sale
$615,000
Pending
1313 Powell Lane, Reno, NV 89502
Residential Income, Reno, NV
Property Size2,444 SF
Lot Size0.09 Acres
Days on Market26
Property Features for 1313 Powell Lane
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
SF30
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 2, Bathroom 4, Bedroom 4, Bedroom 3, Bathroom 3, Bedroom 2, Bedroom 1, Bathroom 1
Parking
4
Parking features
Assigned, Open, Garage
Window features
Double Pane Windows, Blinds
Patio and Porch features
Patio
Exterior features
Rain Gutters
Appliances
Oven, Dishwasher, Disposal, Dryer, Electric Range, Microwave, Refrigerator, Washer
Subdivision
Sun Acres 2
Lot features
Level
Elementary school
Smithridge
Middle school
Vaughn
High school
Damonte
Standard status
Pending
APN
020-450-09
Size
2,444 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Annual Amount
3051
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Public
Amenities
fenced backyard
Building Details
Year built
2004
Floors in Building
2
Number of units
2
Flooring type
Vinyl
Building materials
Frame, Vinyl Siding
Roof type
Composition, Shingle
Listing Agency:
NextHome Yourpickettfence Group
(775) 622-0614
Listed By:
Amanda Mueller · License #S.197809
(857) 244-5730
Added: Jul 31
Changed: Aug 20
Last Checked: Aug 25 at 5:06AM
MLS# 260009880
Copyright © 2026 Northern Nevada Regional MLS, Inc. 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.
Located at 1313 Powell Lane in Reno, this two-unit duplex contains 2,444 square feet and was built in 2004. Each side offers two bedrooms, two full bathrooms, a one-car garage, and a fenced backyard. The property also provides assigned and open parking, patios, rain gutters, vinyl flooring, frame construction with vinyl siding, and composition shingle roofing.
Both units are fully rented. Interior equipment includes ovens, dishwashers, disposals, electric ranges, microwaves, refrigerators, washers, and dryers. Heating is provided by natural gas, with window or wall/window unit cooling. The property has SF30 zoning, public water, public sewer, and cable availability. Shopping, dining, schools, and major commuter routes are nearby.
Both units are fully rented. Interior equipment includes ovens, dishwashers, disposals, electric ranges, microwaves, refrigerators, washers, and dryers. Heating is provided by natural gas, with window or wall/window unit cooling. The property has SF30 zoning, public water, public sewer, and cable availability. Shopping, dining, schools, and major commuter routes are nearby.
Key Highlights
- 2,444‑square‑foot duplex on 0.09 acres
- Each unit has 2 bedrooms, 2 full bathrooms, a one‑car garage, and a fenced backyard
- Both units are fully rented
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
$36,358
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
5.91%
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%
$727,160
$727.2K
Cap Rate 7%
$519,400
$519.4K
Cap Rate 9%
$403,978
$404.0K
Market Conditions
NOI Build-Up for 2,444 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
$54.3K $22.20/SF
− Vacancy
−$2.3K −$0.95/SF
EGI
$51.9K $21.25/SF
− OpEx
−$15.6K −$6.38/SF
NOI
$36.4K $14.88/SF
Area
Reno, NV
Vacancy
4.27%
Lease Rate
$22.20 /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%
$727,160
Cap Rate 7%
$519,400
Cap Rate 9%
$403,978
Alternative Uses
Best Use
Multifamily LT 5
$519.4K
$454.5K – $606.0K
NOI $36,358 @ 7.0% cap · market cap 5.91%
Second Best
Apartment 5plus
$451.1K
$394.7K – $526.3K
NOI $31,579 @ 7.0% cap · market cap 5.13%
Theoretical Best
Office A
$753.2K
$659.1K – $878.8K
NOI $52,725 @ 7.0% cap · market cap 8.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
548
Businesses Nearby
Explore this area
Business Placement
Demographics for 89502, NV
47,062
Population
20,781
Households
2.3
Avg Household Size
36
Median Age
19%
College-Educated
80%
High-School Grad
21.5 sq mi
ZIP Area
2,189
Density / Sq Mi
$62,719
Median Household Income
$36,796
Median Earnings
$1,243
Median Rent
$389,200
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Both residences are fully rented and include two bedrooms, two full baths, and a fenced backyard.
Where is this duplex located?
The property is located at 1313 Powell Lane Reno, NV.
What is the asking price?
The asking price for this property is $615,000.
What are key features of this property?
This property features: 2,444‑square‑foot duplex on 0.09 acres; Each unit has 2 bedrooms, 2 full bathrooms, a one‑car garage, and a fenced backyard; Both units are fully rented
