Duplex with Separate Electric
415 W Arroyo St, Reno, NV 89509
For Sale
$879,000
One residence is vacant and the neighboring two-bedroom unit is leased, offering both immediate occupancy and existing rental income.
Property Size1,910 SF
Price / SF$460.21
Days on Market34
Property Features for 415 W Arroyo St
General Information
Standard status
Size
Property subtype
Units
Unit Mix
Multifamily Units
Building Details
Year Built
Listing Agency:
Ink Realty
Listed By:
Deni Wilson RE Team
(775) 240-3060
Source:
Renotahoenvlistings
Added: Oct 11
Changed: Nov 12
Last Checked: Nov 12 at 7:19AM
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 Ink Realty
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Investment Insights
Based on property information with market context.
This side-by-side duplex contains two 2-bedroom, 1-bathroom residences on one parcel. The 1,025-square-foot unit is vacant and includes a carpeted bonus room, a separate laundry room with washer and dryer, gas forced-air heat, and an over-the-range microwave. The adjacent 845-square-foot residence is leased. The property was built in 1956 and has a roof dating to approximately 2020/2021.
Electric service is separately metered for each residence. Two 50-gallon water heaters serve the property. The homes occupy a level, landscaped corner lot at 401 and 415 W Arroyo St in Reno.
Electric service is separately metered for each residence. Two 50-gallon water heaters serve the property. The homes occupy a level, landscaped corner lot at 401 and 415 W Arroyo St in Reno.
Key Highlights
- Two side‑by‑side 2‑bedroom, 1‑bathroom residences on a single parcel
- Vacant unit measures 1,025 square feet and has a carpeted bonus room
- Leased unit measures 845 square feet
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.
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Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,583
Businesses Nearby
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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
$670,700
Median Home Value
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Market
Average Price Trend$/SF for Duplexes in Reno, NV
Properties on Market for Duplexes in Reno
Vacancy Rate% for Multifamily in West region
Frequently Asked Questions
What type of property is this?
Duplex - One residence is vacant and the neighboring two-bedroom unit is leased, offering both immediate occupancy and existing rental income.
Where is this duplex located?
The property is located at 415 W Arroyo St 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 2‑bedroom, 1‑bathroom residences on a single parcel; Vacant unit measures 1,025 square feet and has a carpeted bonus room; Leased unit measures 845 square feet
