Nine-Unit Multifamily Investment
For Sale
$1,350,000
747 Willow Street, Reno, NV 89502
COMMERCIAL - Reno, NV
Property Size3,822 SF
Lot Size0.18 Acres
Price / SF$353.22
Days on Market100
Property Features for 747 Willow Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
MU
Parking features
On Street
Security features
Security Lighting
Window features
Blinds, Vinyl Frames, Double Pane Windows
Fencing
Fenced
Basement
Unfinished
Subdivision
Shaff`S
Lot features
Level
Standard status
Active
APN
012-141-17
Size
3,822 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Annual Amount
2563
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Natural Gas, Wall Furnace
Cooling system
Electric, Wall/Window Unit(s), Window Unit(s)
Water source
Public
Building Details
Year built
1931
Floors in Building
2
Number of units
9
Flooring type
Tile - Ceramic, Vinyl, Laminate, Carpet, Varies
Building materials
Stucco, Wood Siding
Roof type
Shingle, Asphalt
Listing Agency:
Dickson Realty - Downtown
(775) 324-7000
Listed By:
Jacqueline Lescott · License #S.187479
(775) 360-0060
Added: Apr 29
Changed: Jul 2
Last Checked: Aug 6 at 5:06PM
MLS# 260005220
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 nine-unit multifamily investment includes three separate buildings: one five-plex and two duplexes. New roofs were installed on the five-plex and one duplex within the last two years, and all units have been updated within the last four years to support turnover. The property is currently tenant occupied, and prospective parties should not disturb tenants.
Located at 747 Willow Street in Reno, this property is described as being close to Midtown and Downtown Reno, major freeways I-80 and I-580, and Renown Hospital and the VA Hospital. The listing notes that proximity to the University of Nevada, Reno (about 2.5 miles) has historically helped keep vacancy low.
The current rent roll is reported to generate over $106,000 in gross rental income, with rents described as below market and potential for increases upon lease expiration. Washoe County zoning is listed as MU.
Located at 747 Willow Street in Reno, this property is described as being close to Midtown and Downtown Reno, major freeways I-80 and I-580, and Renown Hospital and the VA Hospital. The listing notes that proximity to the University of Nevada, Reno (about 2.5 miles) has historically helped keep vacancy low.
The current rent roll is reported to generate over $106,000 in gross rental income, with rents described as below market and potential for increases upon lease expiration. Washoe County zoning is listed as MU.
Key Highlights
- Nine‑unit investment property (3 buildings): one 5‑plex and two duplexes
- New roofs installed on the 5‑plex and one duplex within the last two years
- All units updated within the last 4 years for turnover readiness
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
$56,858
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
4.21%
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%
$1,137,160
$1.1M
Cap Rate 7%
$812,257
$812.3K
Cap Rate 9%
$631,756
$631.8K
Market Conditions
NOI Build-Up for 3,822 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
$84.8K $22.20/SF
− Vacancy
−$3.6K −$0.95/SF
EGI
$81.2K $21.25/SF
− OpEx
−$24.4K −$6.38/SF
NOI
$56.9K $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%
$1,137,160
Cap Rate 7%
$812,257
Cap Rate 9%
$631,756
Alternative Uses
Best Use
Multifamily LT 5
$812.3K
$710.7K – $947.6K
NOI $56,858 @ 7.0% cap · market cap 4.21%
Second Best
Apartment 5plus
$705.5K
$617.3K – $823.1K
NOI $49,385 @ 7.0% cap · market cap 3.66%
Theoretical Best
Office A
$1.18M
$1.03M – $1.37M
NOI $82,452 @ 7.0% cap · market cap 6.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
9
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
4,664
Businesses Nearby
Explore this area
Business Placement
Demographics for 89502, NV
47,062
Population
20,781
Households
2.3
Avg Household Size
36
Median Age
19%
College-Educated
80%
High-School Grad
21.5 sq mi
ZIP Area
2,189
Density / Sq Mi
$62,719
Median Household Income
$36,796
Median Earnings
$1,243
Median Rent
$389,200
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?
Apartment building - Three buildings totaling nine units, including a five-plex and two duplexes, with recent roof and unit updates.
Where is this apartment building located?
The property is located at 747 Willow Street Reno, NV.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Nine‑unit investment property (3 buildings): one 5‑plex and two duplexes; New roofs installed on the 5‑plex and one duplex within the last two years; All units updated within the last 4 years for turnover readiness
