Two-Unit
New
For Sale
$879,000
415 W Arroyo Street, Reno, NV 89509
Residential Income, Reno, NV
Property Size1,910 SF
Lot Size0.15 Acres
Price / SF$460.21
Days on Market1
Property Features for 415 W Arroyo Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
MF14
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 4, Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 3
Parking
4
Parking features
Garage, Open
Window features
Double Pane Windows, Blinds, Aluminum Frames
Patio and Porch features
Patio
Exterior features
Rain Gutters
Appliances
Oven, Dishwasher, Disposal, Electric Oven, Microwave, Refrigerator
Subdivision
Western Addition
Lot features
Corner Lot, Landscaped, Level
Elementary school
Mt. Rose
Middle school
Swope
High school
Reno
Standard status
Active
APN
014-111-11
Size
1,910 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Annual Amount
1868
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Wall Furnace, Forced Air, Natural Gas, Varies by Unit (Heating)
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Public
Building Details
Year built
1956
Floors in Building
1
Number of units
2
Flooring type
Vinyl, Wood, Carpet, Varies
Building materials
Asbestos, Batts Insulation, Brick Veneer, Frame, Shingle Siding
Roof type
Shingle, Composition
Listing Agency:
RE/MAX Professionals-Reno · RE/MAX International
(775) 345-3070
Listed By:
Michael Wood · License #S.65411
(775) 250-2007
Added: Oct 9
Last Checked: Oct 9 at 7:06PM
MLS# 260012956
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.
This side-by-side duplex comprises two 2-bedroom, 1-bathroom residences on one parcel. The 415 W Arroyo Street unit measures 1,025 square feet and has a bonus room, a separate laundry room with washer and dryer, gas forced-air heat, and an over-the-range microwave. The 401 W Arroyo Street unit measures 845 square feet and is leased; the other residence is vacant. The property occupies a 0.15-acre corner lot in Reno and is zoned MF14.
Building features include a roof reported as replaced around 2020/2021, separate electric meters, and two 50-gallon water heaters. Additional features include a garage, open parking, a patio, public water and sewer, and wall/window air conditioning.
Building features include a roof reported as replaced around 2020/2021, separate electric meters, and two 50-gallon water heaters. Additional features include a garage, open parking, a patio, public water and sewer, and wall/window air conditioning.
Key Highlights
- Two side‑by‑side residences on one parcel; one is leased and one is vacant
- 401 W Arroyo Street unit: 2 bedrooms, 1 bathroom, 845 square feet
- 415 W Arroyo Street unit: 2 bedrooms, 1 bathroom, 1,025 square feet, bonus room, and separate laundry room
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$28,414
Cap Rate
3.23%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$568,280
$568.3K
Cap Rate 7%
$405,914
$405.9K
Cap Rate 9%
$315,711
$315.7K
Market Conditions
NOI Build-Up for 1,910 SF
Gross rent
$42.4K $22.20/SF
− Vacancy
−$1.8K −$0.95/SF
EGI
$40.6K $21.25/SF
− OpEx
−$12.2K −$6.38/SF
NOI
$28.4K $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 Rate 5%
$568,280
Cap Rate 7%
$405,914
Cap Rate 9%
$315,711
Alternative Uses
Best Use
Multifamily LT 5
$405.9K
$355.2K – $473.6K
NOI $28,414 @ 7.0% cap · market cap 3.23%
Second Best
Apartment 5plus
$352.6K
$308.5K – $411.3K
NOI $24,679 @ 7.0% cap · market cap 2.81%
Theoretical Best
Office A
$588.6K
$515.1K – $686.8K
NOI $41,205 @ 7.0% cap · market cap 4.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,882
Businesses Nearby
Explore this area
Business Placement
Demographics for 89509, NV
34,817
Population
18,290
Households
1.9
Avg Household Size
44
Median Age
50%
College-Educated
95%
High-School Grad
8.8 sq mi
ZIP Area
3,956
Density / Sq Mi
$81,751
Median Household Income
$47,546
Median Earnings
$1,443
Median Rent
$670,700
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - One residence is leased, while its adjoining unit is vacant and includes a bonus room and in-unit laundry.
Where is this duplex located?
The property is located at 415 W Arroyo Street Reno, NV.
What is the asking price?
The asking price for this property is $879,000.
What are key features of this property?
This property features: Two side‑by‑side residences on one parcel; one is leased and one is vacant; 401 W Arroyo Street unit: 2 bedrooms, 1 bathroom, 845 square feet; 415 W Arroyo Street unit: 2 bedrooms, 1 bathroom, 1,025 square feet, bonus room, and separate laundry room
