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    500 University Way Reno, NV 89501

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    For Sale
    Contact for pricing

    21-unit apartment building, high occupancy.

    Property size:
    6,807 SF

    Property Features for 500 University Way

    General Information

    Property type
    Multifamily properties
    Square Feet
    6,807 SF
    Lot Size
    8,407 SF

    Building Details

    Year Built/Renovated
    1966/2019
    Buildings
    1
    Stories
    2
    Units
    21

    We can help!

    Listing Contact
    Gerrit Hillebrand
    Gerrit Hillebrand

    Listing Agency: Dickson Commercial Group Listing Agent: Gerrit Hillebrand

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    This exceptional 21-unit multifamily property, situated at 500 University Way in Reno, Nevada, presents a compelling value-add investment opportunity. Boasting a prime location in Downtown Reno's entertainment district, this complex benefits from its proximity to the Aces Ballpark, The Row, and the University of Nevada, Reno, ensuring high demand and strong rental income. The property, built in 1966 and extensively renovated in 2019, comprises a single two-story building encompassing 6,807 square feet on a 0.193-acre lot. Currently operating at 100% occupancy, the 21 units offer 21 bedrooms and 21 keys, with 15 parking spaces available. The asking price is $2,350,000, translating to $345.23 per square foot and $111,904.76 per unit. The property's 6.99% cap rate signifies a strong return on investment. Zoned MD-ED (Mixed-Use Downtown Entertainment District), this property is ideally suited for student housing, single-family homes, or short-term rentals, offering significant potential for future appreciation. Its convenient location near major thoroughfares and local employers further enhances its appeal. The property's APN is 007-501-07. This is a rare opportunity to acquire a well-maintained, high-performing asset in a thriving urban environment.
    Property Profile Location Intelligence

    Current Use by Public Records

    Isalis (Bike/Boat/Book/etc) Store Party City Party Supply Store Skunk Funk Big Box & Wholesale Store Carl's Trading Co Hat Shop Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store

    Suggested Use

    Restaurant Real Estate Agency Building Supply Dental Office Law Firm Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Reno
    County
    Washoe
    State
    Nevada
    Longitude
    -119.8129597
    Latitude
    39.5317577

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    FAQs

    What type of property is this?
    Multifamily property - 21-unit apartment building, high occupancy.
    Where is this multifamily property located?
    The property is located at 500 University Way Reno, NV.
    What is the asking price?
    The asking price for this property is $2,350,000.
    What are key features of this property?
    This property features: 21-unit multifamily property in Reno, NV's entertainment district, offering a value-add investment opportunity.; Excellent location near the Aces Ballpark, The Row, and UNR, ensuring high occupancy.; Recently renovated in 2019, the property boasts a 6.99% cap rate and strong rental income.
    (775) 850-3066 Call to check price and availability
    Request Owner's contact information
    500 University Way Reno, NV 89501
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    Reno, NV 89501
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    500 University Way Reno, NV 89501
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    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Gerrit Hillebrand
    Gerrit Hillebrand
    Real Estate License ID: S.186721
    (775) 850-3066 (775) 850-3100
    Learn more
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