Brick Duplex with Attached
For Sale
$625,000
1495 W 6th St, Reno, NV 89503
Two single-story residences offer separate garage parking and flexible owner-occupant or rental use.
Property Size2,156 SF
Price / SF$289.89
Days on Market43
Property Features for 1495 W 6th St
General Information
Standard status
Active
Size
2,156 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Building Details
Year Built
1962
Construction
brick
Listing Agency:
Desert Rose Realty
(775) 737-2022
Listed By:
LPT Realty
(775) 737-2022
Source:
Nevadarealestatehub
Added: Jul 18
Changed: Aug 28
Last Checked: Aug 28 at 1:56PM
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 Desert Rose Realty
Investment Insights
Based on property information with market context.
Built in 1962, this 2,156-square-foot brick duplex contains two single-story residences, each with 2 bedrooms, 2 bathrooms, and an attached garage. The property sits on a landscaped, fully fenced lot with an oversized driveway. Separate units provide flexibility for an owner occupant, rental use, or multigenerational living.
The front residence includes quartz countertops, plantation shutters, double-pane windows, bathroom storage, and interior paint and carpet updated in 2016. The rear residence retains its original character and offers an opportunity for future personalization. Wood-burning stoves in both units are scheduled for removal at the seller’s expense before closing.
The front residence includes quartz countertops, plantation shutters, double-pane windows, bathroom storage, and interior paint and carpet updated in 2016. The rear residence retains its original character and offers an opportunity for future personalization. Wood-burning stoves in both units are scheduled for removal at the seller’s expense before closing.
Key Highlights
- Two‑unit duplex with 2,156 SF of total property size
- Each unit includes 2 bedrooms, 2 bathrooms, and an attached garage
- Two single‑story residences on one fully fenced, landscaped lot
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
$32,074
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
5.13%
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%
$641,480
$641.5K
Cap Rate 7%
$458,200
$458.2K
Cap Rate 9%
$356,378
$356.4K
Market Conditions
NOI Build-Up for 2,156 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
$47.9K $22.20/SF
− Vacancy
−$2.0K −$0.95/SF
EGI
$45.8K $21.25/SF
− OpEx
−$13.7K −$6.38/SF
NOI
$32.1K $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%
$641,480
Cap Rate 7%
$458,200
Cap Rate 9%
$356,378
Alternative Uses
Best Use
Multifamily LT 5
$458.2K
$400.9K – $534.6K
NOI $32,074 @ 7.0% cap · market cap 5.13%
Second Best
Apartment 5plus
$398.0K
$348.2K – $464.3K
NOI $27,858 @ 7.0% cap · market cap 4.46%
Theoretical Best
Office A
$664.5K
$581.4K – $775.2K
NOI $46,512 @ 7.0% cap · market cap 7.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
938
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
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 - Two single-story residences offer separate garage parking and flexible owner-occupant or rental use.
Where is this duplex located?
The property is located at 1495 W 6th St Reno, NV.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,156 SF of total property size; Each unit includes 2 bedrooms, 2 bathrooms, and an attached garage; Two single‑story residences on one fully fenced, landscaped lot
