Renovated Multifamily
For Sale
$1,150,000
Pending
80 Vine St, Reno, NV 89503
Renovated 1987 apartment building with one two-bedroom and four one-bedroom units, coin laundry, and four leased units.
Property Size3,720 SF
Days on Market61
Property Features for 80 Vine St
General Information
Standard status
Pending
Size
3,720 SF
Property subtype
Multi-Family
Occupancy
80%
Additional Details
Multifamily Units
5
Amenities
on-site coin laundry
Building Details
Year Built
1987
Listing Agency:
Exp Realty, LLC
Listed By:
Deni Wilson RE Team
(775) 240-3060
Source:
Renotahoenvlistings
Added: Jul 24
Changed: Sep 21
Last Checked: Sep 22 at 4:42PM
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 Exp Realty, LLC
Investment Insights
Based on property information with market context.
Welcome to 80 Vine Street, a renovated apartment building constructed in 1987. The property includes five separate living spaces: one two-bedroom unit and four one-bedroom units. Each unit features modern vinyl-plank flooring, refreshed cabinetry, and updated fixtures. Four of the five units are currently leased, while the fifth is move-in ready for an owner or new resident. On-site coin laundry is also available for everyday convenience.
Located in one of Reno’s walkable, established neighborhoods, the property is described as just blocks from downtown Reno’s restaurants, shops, and entertainment. It is also within walking distance of the Truckee River and the University of Nevada. The remarks further note proximity to downtown Reno, the Sierra foothills, and Lake Tahoe, and that Nevada has no personal income tax.
Located in one of Reno’s walkable, established neighborhoods, the property is described as just blocks from downtown Reno’s restaurants, shops, and entertainment. It is also within walking distance of the Truckee River and the University of Nevada. The remarks further note proximity to downtown Reno, the Sierra foothills, and Lake Tahoe, and that Nevada has no personal income tax.
Key Highlights
- Renovated apartment building built in 1987 with 5 separate living spaces
- Unit mix: 1 two‑bedroom unit and 4 one‑bedroom units
- Updated interiors include modern vinyl‑plank flooring, refreshed cabinetry, and updated fixtures
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
$48,067
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
4.18%
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%
$961,340
$961.3K
Cap Rate 7%
$686,671
$686.7K
Cap Rate 9%
$534,078
$534.1K
Market Conditions
NOI Build-Up for 3,720 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
$91.5K $24.60/SF
− Vacancy
−$4.1K −$1.11/SF
EGI
$87.4K $23.49/SF
− OpEx
−$39.3K −$10.57/SF
NOI
$48.1K $12.92/SF
Area
Reno, NV
Vacancy
4.50%
Lease Rate
$24.60 /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%
$961,340
Cap Rate 7%
$686,671
Cap Rate 9%
$534,078
Alternative Uses
Best Use
Apartment 5plus
$686.7K
$600.8K – $801.1K
NOI $48,067 @ 7.0% cap · market cap 4.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.15M
$1.00M – $1.34M
NOI $80,252 @ 7.0% cap · market cap 6.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
5
Residential units
80%
Occupancy
Location Intelligence
Trade Area within ½ mile
3,657
Businesses Nearby
Explore this area
Business Placement
Demographics for 89503, NV
28,737
Population
13,938
Households
2.1
Avg Household Size
33
Median Age
36%
College-Educated
91%
High-School Grad
6.2 sq mi
ZIP Area
4,635
Density / Sq Mi
$66,956
Median Household Income
$37,352
Median Earnings
$1,336
Median Rent
$441,800
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?
Apartment building - Renovated 1987 apartment building with one two-bedroom and four one-bedroom units, coin laundry, and four leased units.
Where is this apartment building located?
The property is located at 80 Vine St Reno, NV.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Renovated apartment building built in 1987 with 5 separate living spaces; Unit mix: 1 two‑bedroom unit and 4 one‑bedroom units; Updated interiors include modern vinyl‑plank flooring, refreshed cabinetry, and updated fixtures
