Rented Duplex with
For Sale
$540,000
814 S Arlington Avenue, Reno, NV 89509
Two-unit residential property with one two-bedroom unit and one one-bedroom unit.
Property Size1,496 SF
Days on Market191
Property Features for 814 S Arlington Avenue
General Information
Standard status
Active
Size
1,496 SF
Total Parking Spaces
3
Property subtype
Multi Family Home
Zoning
MF14
Occupancy
100%
Taxes and HOA fees
Annual Taxes
$1,321
Amenities
storage shed
Building Details
Building Size
1,496 SF
Year Built
1932
Buildings
1
Stories
1
Units
2
Tenancy
Multi
Listing Agency:
Dickson Realty - Caughlin
(775) 232-4509
Listed By:
Troy Browning · License #S.43331
(775) 232-4509
Source:
Fernleynvhomes
Added: Feb 1
Changed: Aug 8
Last Checked: Aug 11 at 2:07PM
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 - Caughlin
Investment Insights
Based on property information with market context.
This duplex includes two residential units: one with two bedrooms and one bathroom, and the other with one bedroom and one bathroom. Both units are currently rented. The property also features a three-stall carport and a storage shed.
Built in 1932, the duplex is located at 814 S Arlington Avenue in Reno, Nevada. Its two-unit configuration and existing occupancy provide a straightforward residential income property profile.
Built in 1932, the duplex is located at 814 S Arlington Avenue in Reno, Nevada. Its two-unit configuration and existing occupancy provide a straightforward residential income property profile.
Key Highlights
- Two‑unit duplex with one 2 bed/1 bath unit and one 1 bed/1 bath unit
- Both units are currently rented
- Three‑stall carport
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
$22,255
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
4.12%
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%
$445,100
$445.1K
Cap Rate 7%
$317,929
$317.9K
Cap Rate 9%
$247,278
$247.3K
Market Conditions
NOI Build-Up for 1,496 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
$33.2K $22.20/SF
− Vacancy
−$1.4K −$0.95/SF
EGI
$31.8K $21.25/SF
− OpEx
−$9.5K −$6.38/SF
NOI
$22.3K $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%
$445,100
Cap Rate 7%
$317,929
Cap Rate 9%
$247,278
Alternative Uses
Best Use
Multifamily LT 5
$317.9K
$278.2K – $370.9K
NOI $22,255 @ 7.0% cap · market cap 4.12%
Second Best
Apartment 5plus
$276.1K
$241.6K – $322.2K
NOI $19,330 @ 7.0% cap · market cap 3.58%
Theoretical Best
Office A
$461.0K
$403.4K – $537.9K
NOI $32,273 @ 7.0% cap · market cap 5.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
3,753
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit residential property with one two-bedroom unit and one one-bedroom unit.
Where is this duplex located?
The property is located at 814 S Arlington Avenue Reno, NV.
What is the asking price?
The asking price for this property is $540,000.
What are key features of this property?
This property features: Two‑unit duplex with one 2 bed/1 bath unit and one 1 bed/1 bath unit; Both units are currently rented; Three‑stall carport
