Six-Unit Apartment
For Sale
$1,200,000
330 Talus Way, Reno, NV 89503
Consistent floorplans, recent system replacements, and under-building storage support practical multifamily operations.
Property Size3,438 SF
Days on Market30
Property Features for 330 Talus Way
General Information
Standard status
Active
Size
3,438 SF
Total Parking Spaces
6
Property subtype
Multi Family Home
Zoning
MF30
Additional Details
Multifamily Units
6
Taxes and HOA fees
Annual Taxes
$3,226
Building Details
Building Size
3,438 SF
Year Built
1985
Buildings
1
Stories
1
Listing Agency:
DL Realty
(775) 225-1144
Listed By:
Chris McCain · License #S.183923
(775) 225-1144
Source:
Fernleynvhomes
Added: Jul 13
Changed: Aug 11
Last Checked: Aug 10 at 11:15AM
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 DL Realty
Investment Insights
Based on property information with market context.
This 1985 apartment property contains six units with matching floorplans, providing a consistent configuration throughout the building. Each residence can accommodate stackable washer and dryer installation, subject to the applicable requirements. Recent capital improvements include replacement of two PTAC heating and cooling units and five water heaters.
The property is within walking distance of The University of Nevada Reno (UNR), providing a nearby university setting for residential occupancy. Zoning is MF30. Space beneath the building offers storage capacity and convenient access to plumbing components, adding functional utility for ongoing property operations.
The property is within walking distance of The University of Nevada Reno (UNR), providing a nearby university setting for residential occupancy. Zoning is MF30. Space beneath the building offers storage capacity and convenient access to plumbing components, adding functional utility for ongoing property operations.
Key Highlights
- Six‑unit apartment building constructed in 1985
- All six units feature identical floorplans
- Each unit can accommodate stackable washer & dryers
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
$44,423
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
3.70%
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%
$888,460
$888.5K
Cap Rate 7%
$634,614
$634.6K
Cap Rate 9%
$493,589
$493.6K
Market Conditions
NOI Build-Up for 3,438 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
$84.6K $24.60/SF
− Vacancy
−$3.8K −$1.11/SF
EGI
$80.8K $23.49/SF
− OpEx
−$36.3K −$10.57/SF
NOI
$44.4K $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%
$888,460
Cap Rate 7%
$634,614
Cap Rate 9%
$493,589
Alternative Uses
Best Use
Apartment 5plus
$634.6K
$555.3K – $740.4K
NOI $44,423 @ 7.0% cap · market cap 3.70%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.06M
$927.1K – $1.24M
NOI $74,168 @ 7.0% cap · market cap 6.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
107
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?
Apartment building - Consistent floorplans, recent system replacements, and under-building storage support practical multifamily operations.
Where is this apartment building located?
The property is located at 330 Talus Way Reno, NV.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Six‑unit apartment building constructed in 1985; All six units feature identical floorplans; Each unit can accommodate stackable washer & dryers
