Remodeled Two-Story Professional
For Sale
$4,200,000
6100 Plumas, Reno, NV 89509
Recently remodeled office building with upgraded HVAC, ADA access, and elevator service for professional tenants.
Property Size11,150 SF
Price / SF$376.68
Days on Market49
Property Features for 6100 Plumas
General Information
Standard status
Active
Size
11,150 SF
Property subtype
Office
Building Details
Year Built
1990
Stories
2
Listing Agency:
Johnson Group Commercial
(775) 232-8551
Listed By:
Ryan Johnson, CCIM · License #NV #BS.1707
(775) 232-8551
Source:
Johnsongroup
Added: Jun 25
Changed: Jul 10
Last Checked: Aug 11 at 5:50AM
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 Johnson Group Commercial
Investment Insights
Based on property information with market context.
This two-story professional office building totals 11,150 square feet and has been recently remodeled with major interior improvements and updated finishes throughout. The property is presented in outstanding condition, with upgrades to the HVAC system supporting day-to-day comfort and operations.
The building is located in a desirable part of Reno near Plumas and McCarran, within the Meadowood submarket. It offers ADA accessibility and is elevator-served, supported by on-site parking provided at a 5/1,000 parking ratio, along with lush landscaping at the property.
With its refreshed interior environment, upgraded mechanicals, and accessibility features, the space is well suited for professional office users seeking a move-in-ready workplace. Its two-story configuration and elevator service provide a practical layout for teams and day-to-day operations that benefit from convenient vertical access.
The building is located in a desirable part of Reno near Plumas and McCarran, within the Meadowood submarket. It offers ADA accessibility and is elevator-served, supported by on-site parking provided at a 5/1,000 parking ratio, along with lush landscaping at the property.
With its refreshed interior environment, upgraded mechanicals, and accessibility features, the space is well suited for professional office users seeking a move-in-ready workplace. Its two-story configuration and elevator service provide a practical layout for teams and day-to-day operations that benefit from convenient vertical access.
Key Highlights
- Two‑story professional office building totaling 11,150 SF
- Recently remodeled with major interior improvements and upgraded finishes throughout
- Upgraded HVAC system
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
$197,102
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
4.69%
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%
$3,942,040
$3.9M
Cap Rate 7%
$2,815,743
$2.8M
Cap Rate 9%
$2,190,022
$2.2M
Market Conditions
NOI Build-Up for 11,150 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
$322.5K $28.92/SF
− Vacancy
−$59.7K −$5.35/SF
EGI
$262.8K $23.57/SF
− OpEx
−$65.7K −$5.89/SF
NOI
$197.1K $17.68/SF
Area
Reno, NV
Vacancy
18.50%
Lease Rate
$28.92 /SF/Yr
Expense Ratio
25.00%
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%
$3,942,040
Cap Rate 7%
$2,815,743
Cap Rate 9%
$2,190,022
Alternative Uses
Best Use
Office B
$2.82M
$2.46M – $3.29M
NOI $197,102 @ 7.0% cap · market cap 4.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.44M
$3.01M – $4.01M
NOI $240,540 @ 7.0% cap · market cap 5.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
668
Businesses Nearby
Explore this area
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
Market
Vacancy Rate% for Office in Reno, NV
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Recently remodeled office building with upgraded HVAC, ADA access, and elevator service for professional tenants.
Where is this office building located?
The property is located at 6100 Plumas Reno, NV.
What is the asking price?
The asking price for this property is $4,200,000.
What are key features of this property?
This property features: Two‑story professional office building totaling 11,150 SF; Recently remodeled with major interior improvements and upgraded finishes throughout; Upgraded HVAC system
