Quadplex with Private
New
For Sale
$740,000
650 Denslowe Dr, Reno, NV 89512
Four two-bedroom units include separate front and rear entrances, with balconies serving both upper-level residences.
Property Size2,966 SF
Price / SF$249.49
Days on Market2
Property Features for 650 Denslowe Dr
General Information
Standard status
Active
Size
2,966 SF
Property subtype
Multi-Family
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Additional Details
Cap Rate
6.16%
Building Details
Year Built
1952
Buildings
1
Listing Agency:
Dickson Realty - Downtown
Listed By:
Jacqueline Lescott · License #S.187479
(775) 360-0060
Source:
Hauspg-nv
Added: Sep 14
Last Checked: Sep 15 at 6:50PM
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 Dickson Realty - Downtown
Investment Insights
Based on property information with market context.
This four-unit residential income property contains 2,966 square feet and was built in 1952. Each residence offers two bedrooms and one bathroom, with independent access from both the front and rear. The two upper units also include private balconies, adding outdoor space to the configuration.
The property is located at 650 Denslowe Dr in Reno, Nevada, near the University of Nevada, Reno, and area amenities. Long-term tenants are in place across the building. The source information reports a self-managed cap rate of 6.16 percent, and the property is offered for sale.
The property is located at 650 Denslowe Dr in Reno, Nevada, near the University of Nevada, Reno, and area amenities. Long-term tenants are in place across the building. The source information reports a self-managed cap rate of 6.16 percent, and the property is offered for sale.
Key Highlights
- Four‑unit property with 2,966 square feet
- Each unit includes 2 bedrooms and 1 bathroom
- Separate front and rear entrances for every residence
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
$44,124
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
5.96%
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%
$882,480
$882.5K
Cap Rate 7%
$630,343
$630.3K
Cap Rate 9%
$490,267
$490.3K
Market Conditions
NOI Build-Up for 2,966 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
$65.8K $22.20/SF
− Vacancy
−$2.8K −$0.95/SF
EGI
$63.0K $21.25/SF
− OpEx
−$18.9K −$6.38/SF
NOI
$44.1K $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%
$882,480
Cap Rate 7%
$630,343
Cap Rate 9%
$490,267
Alternative Uses
Best Use
Multifamily LT 5
$630.3K
$551.6K – $735.4K
NOI $44,124 @ 7.0% cap · market cap 5.96%
Second Best
Apartment 5plus
$547.5K
$479.1K – $638.7K
NOI $38,324 @ 7.0% cap · market cap 5.18%
Theoretical Best
Office A
$914.1K
$799.8K – $1.07M
NOI $63,986 @ 7.0% cap · market cap 8.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
645
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
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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?
Quadplex - Four two-bedroom units include separate front and rear entrances, with balconies serving both upper-level residences.
Where is this quadplex located?
The property is located at 650 Denslowe Dr Reno, NV.
What is the asking price?
The asking price for this property is $740,000.
What are key features of this property?
This property features: Four‑unit property with 2,966 square feet; Each unit includes 2 bedrooms and 1 bathroom; Separate front and rear entrances for every residence
