Two-Story Duplex with
New
For Sale
$695,000
Pending
442 E 7th Street, Reno, NV 89512
Residential Income, Reno, NV
Property Size1,474 SF
Lot Size0.03 Acres
Days on Market5
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
Bathroom 1, Bedroom 4, Bedroom 3, Bedroom 1, Bedroom 2, Bathroom 2, Bathroom 4, Bathroom 3
Parking features
Garage, Alley
Security features
Security System
Window features
Low Emissivity Windows, Vinyl Frames, Double Pane Windows
Patio and Porch features
Deck
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 ally or take E 7th Street and enter gate to 442 E 7th #1 & #2
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
Utilities
Cable Available
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
Composition, Asphalt
Additional Structures
Storage
Listing Agency:
Chase International-Damonte
(775) 850-5900
Listed By:
Isabel Concha-Foley · License #S.189583
(775) 790-1387
Added: Sep 23
Changed: Sep 25
Last Checked: Sep 27 at 12:06PM
MLS# 260012257
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.
Completed in 2020, this duplex contains 1,474 square feet across two residences, each arranged over two levels. The lower floor includes a kitchen, dining area, half bathroom, and stairway access. Upstairs, each residence provides two bedrooms, a full bathroom, and a loft with laundry and a wine refrigerator. Primary bedrooms connect to private balconies, while interior finishes include laminate and carpet flooring, frame construction with wood siding, and central air conditioning.
The property is located at 442 E 7th Street in Reno, near the University of Nevada, Reno, Downtown, and Midtown. Parking is provided through a garage with alley access. Public water and sewer serve the property, and MD-ID zoning is identified in the listing.
The property is located at 442 E 7th Street in Reno, near the University of Nevada, Reno, Downtown, and Midtown. Parking is provided through a garage with alley access. Public water and sewer serve the property, and MD-ID zoning is identified in the listing.
Key Highlights
- Duplex totaling 1,474 square feet
- Built in 2020
- Each residence includes two bedrooms and a two‑story layout
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
3.16%
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 3.16%
Second Best
Apartment 5plus
$272.1K
$238.1K – $317.4K
NOI $19,046 @ 7.0% cap · market cap 2.74%
Theoretical Best
Office A
$454.3K
$397.5K – $530.0K
NOI $31,799 @ 7.0% cap · market cap 4.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
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
Check the figures for this property
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?
Duplex - Built in 2020 near UNR, Downtown, and Midtown, with flexible interior space and private outdoor areas.
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 $695,000.
What are key features of this property?
This property features: Duplex totaling 1,474 square feet; Built in 2020; Each residence includes two bedrooms and a two‑story layout
