Modern Duplex with Private
For Sale
$687,000
Pending
442 E 7th Street, Reno, NV 89512
MULTI_FAMILY - Reno, NV
Property Size1,474 SF
Lot Size0.03 Acres
Days on Market333
Property Features for 442 E 7th Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
MD-ID
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 4, Bedroom 2, Bathroom 4, Bathroom 3, Bedroom 1, Bathroom 2, Bedroom 3, Bathroom 1
Parking
2
Parking features
Alley, Carport, Open, Assigned
Security features
Security System
Window features
Vinyl Frames, Double Pane Windows, Low Emissivity Windows
Patio and Porch features
Patio
Interior features
Loft, Smart Thermostat
Exterior features
Balcony
Appliances
Dishwasher, Disposal, Dryer, Electric Oven, Microwave, Refrigerator, Smart Appliance(s), Washer
Subdivision
Evans Northeast Addition
Lot features
Level
Elementary school
Booth
Middle school
Vaughn
High school
Wooster
Directions
Access through the alley behind the property or the gate off of E 7th St.
Standard status
Pending
APN
007-233-06
Size
1,474 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Annual Amount
3573
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
2020
Floors in Building
2
Number of units
2
Flooring type
Carpet, Laminate
Building materials
Frame, Wood Siding
Roof type
Asphalt, Composition
Listing Agency:
LPT Realty, LLC
(775) 544-1328
Listed By:
Sage Ball · License #BS.147100
(775) 790-0249
Added: Sep 11, 2025
Changed: Jul 18
Last Checked: Aug 9 at 2:06PM
MLS# 250055789
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 modern duplex was built in 2020 and features two separate units that are mostly furnished. Each unit includes a private balcony and private carport parking equipped with garage door openers, supporting convenient everyday use for residents. Solar panels are also included, adding to the property’s energy-focused improvements.
The property is located in Reno near UNR and downtown, with access to nearby shopping, dining, and parks. It is described as walkable and bike-friendly and close to key commuter routes, which can help reduce reliance on long commutes for tenants.
For buyers, the practical appeal is the current income-oriented setup: both units are leased, and the furnishing provides an easier transition for an owner seeking a turn-key operation. The duplex format allows for separate unit management while maintaining a compact, low-maintenance footprint well suited to investors looking for a straightforward ownership structure in a well-located area.
The property is located in Reno near UNR and downtown, with access to nearby shopping, dining, and parks. It is described as walkable and bike-friendly and close to key commuter routes, which can help reduce reliance on long commutes for tenants.
For buyers, the practical appeal is the current income-oriented setup: both units are leased, and the furnishing provides an easier transition for an owner seeking a turn-key operation. The duplex format allows for separate unit management while maintaining a compact, low-maintenance footprint well suited to investors looking for a straightforward ownership structure in a well-located area.
Key Highlights
- Duplex built in 2020 with central air and forced‑air natural gas heating
- Each unit includes a private balcony and private carport parking with garage door openers
- Solar panels plus mostly furnished units
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
$21,928
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
3.19%
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%
$438,560
$438.6K
Cap Rate 7%
$313,257
$313.3K
Cap Rate 9%
$243,644
$243.6K
Market Conditions
NOI Build-Up for 1,474 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
$32.7K $22.20/SF
− Vacancy
−$1.4K −$0.95/SF
EGI
$31.3K $21.25/SF
− OpEx
−$9.4K −$6.38/SF
NOI
$21.9K $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%
$438,560
Cap Rate 7%
$313,257
Cap Rate 9%
$243,644
Alternative Uses
Best Use
Multifamily LT 5
$313.3K
$274.1K – $365.5K
NOI $21,928 @ 7.0% cap · market cap 3.19%
Second Best
Apartment 5plus
$272.1K
$238.1K – $317.4K
NOI $19,046 @ 7.0% cap · market cap 2.77%
Theoretical Best
Office A
$454.3K
$397.5K – $530.0K
NOI $31,799 @ 7.0% cap · market cap 4.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
2,613
Businesses Nearby
Explore this area
Business Placement
Demographics for 89512, NV
30,148
Population
12,374
Households
2.4
Avg Household Size
30
Median Age
18%
College-Educated
76%
High-School Grad
6.2 sq mi
ZIP Area
4,863
Density / Sq Mi
$45,284
Median Household Income
$34,587
Median Earnings
$1,113
Median Rent
$318,400
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 - Built in 2020, this two-unit duplex offers mostly furnished units with private balconies and carport parking.
Where is this duplex located?
The property is located at 442 E 7th Street Reno, NV.
What is the asking price?
The asking price for this property is $687,000.
What are key features of this property?
This property features: Duplex built in 2020 with central air and forced‑air natural gas heating; Each unit includes a private balcony and private carport parking with garage door openers; Solar panels plus mostly furnished units
