180 Doors, 12-Year Contracts, $202K SDE - Reno PM

Business Overview:

This established property management company has quietly built one of the most defensible books of business in Northern Nevada. With 180 properties under management, 80 owners, and long-term full-service contracts in place, revenue is sticky and predictable, not dependent on chasing new clients.

The Numbers:

• Annual Revenue: $360,000

• Seller's Discretionary Earnings: $202,000

• Asking Price: $600,000

• FF&E: ~$7,000

The business operates from a professional office in Reno, NV with a lease in place through late 2027. The seller will provide 14 business days of training to ensure a smooth transition.

Ideal Buyer:
This opportunity is best suited for a licensed Nevada real estate professional looking to own a scalable, recurring-revenue operation. Buyer must hold an active Nevada Real Estate license, Property Manager license, and Broker license (or be prepared to obtain them).

Contact the Seller:

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Property Features and Assets:

This property management company has built a solid foundation in the Northern Nevada market, growing its portfolio to 180 properties across 80 owners. What sets the operation apart is the quality of its client relationships — the business operates on long-term, full-service management contracts, reflecting a high level of trust between ownership and the clients it serves. The company manages all aspects of the landlord relationship from a professional office in Reno, NV, and has established systems and processes that allow for consistent delivery without the owner having to be involved in every detail.

Market Competition and Expansion:

The Reno rental market is expanding. Average rents hit record highs in late 2025 and continue to climb, with year-over-year growth of 5 to 7% in early 2026. As more investors enter the Northern Nevada market, demand for professional property management services is increasing alongside it. A buyer with an existing real estate network or investor relationships could accelerate portfolio growth significantly. There is also room to expand service offerings, add doors through referral partnerships, or layer in complementary revenue streams such as leasing fees and maintenance coordination.

The Reno property management space has roughly 13 to 26 active companies depending on market segment, ranging from solo operators to regional firms. Most compete on price or volume. What differentiates a well-run PM operation is contract quality, client retention, and reputation — areas where a business with long-term full-service contracts and a stable owner portfolio already holds a meaningful edge. The market is fragmented enough that a buyer with strong operational focus and an existing license can compete effectively without needing significant marketing spend to sustain revenue.

Reason for Selling:

Moving on to other ventures. Kindly ask the seller for more information.

Additional Details:

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