Duplex with Carport and
For Sale
$399,000
814 S Arlington Avenue, Reno, NV 89509
Residential Income, Reno, NV
Property Size1,496 SF
Lot Size0.13 Acres
Price / SF$266.71
Days on Market208
Property Features for 814 S Arlington Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
MF14
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 2, Bathroom 2, Bedroom 1, Bathroom 1
Parking
3
Parking features
Carport
Window features
Single Pane Window(s)
Fireplace
1
Appliances
Oven, Gas Range, Refrigerator, Washer
Subdivision
Marsh'S Addition
Lot features
Level
Elementary school
Mt. Rose
Middle school
Swope
High school
Reno
Standard status
Active
APN
011-262-20
Size
1,496 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Annual Amount
1321
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Natural Gas, Varies by Unit (Heating), Wall Furnace
Water source
Public
Amenities
storage shed
Building Details
Year built
1932
Floors in Building
1
Number of units
2
Flooring type
Carpet, Varies, Vinyl
Building materials
Brick, Cement Siding
Roof type
Flat
Listing Agency:
Dickson Realty - Caughlin
(775) 746-7000
Listed By:
Troy Browning · License #S.43331
(775) 232-4509
Added: Feb 1
Changed: Aug 28
Last Checked: Aug 28 at 6:06PM
MLS# 260001167
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 1,496-square-foot duplex, built in 1932, contains two residential units: one with two bedrooms and one bathroom, and another with one bedroom and one bathroom. Both units are currently rented. The property is being sold in its current condition, with no repairs to be completed by the sellers. Existing features include a three-stall carport, storage shed, brick and cement siding, flat roofing, public water, public sewer, and cable availability. Appliances include an oven, gas range, refrigerator, and washer. Heating varies by unit and includes natural gas wall furnaces.
Located at 814 S Arlington Avenue in Reno’s Midtown area, the property occupies a 0.13-acre lot within MF14 zoning. Additional features include a fireplace and a mix of carpet and vinyl flooring. The duplex offers an established two-unit configuration with separate bedroom and bathroom layouts.
Located at 814 S Arlington Avenue in Reno’s Midtown area, the property occupies a 0.13-acre lot within MF14 zoning. Additional features include a fireplace and a mix of carpet and vinyl flooring. The duplex offers an established two-unit configuration with separate bedroom and bathroom layouts.
Key Highlights
- Two‑unit duplex with 1,496 square feet of property size
- Unit mix includes one 2‑bedroom/1‑bath unit and one 1‑bedroom/1‑bath unit
- Both units are currently rented
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
5.58%
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 5.58%
Second Best
Apartment 5plus
$276.1K
$241.6K – $322.2K
NOI $19,330 @ 7.0% cap · market cap 4.84%
Theoretical Best
Office A
$461.0K
$403.4K – $537.9K
NOI $32,273 @ 7.0% cap · market cap 8.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
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 - Income-producing duplex with two rented units, separate layouts, covered parking, and a storage shed.
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 $399,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,496 square feet of property size; Unit mix includes one 2‑bedroom/1‑bath unit and one 1‑bedroom/1‑bath unit; Both units are currently rented
