325 Woodridge Cir · Incline Village, NV 89451

$430,000

4 bd · 3.0 ba · 2,417 sqft · SingleFamily · 191 Days on market

Built 2021 Excellent condition

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Condition / age +4.8/5.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New co-ownership opportunity: Own one-eighth of this professionally managed, turnkey home by Pacaso. Sleek and modern, this 4-bedroom, 3-bathroom home offers two levels of refined living. The upper level features an open-concept great room with vaulted ceilings, a contemporary fireplace and glass doors to a private balcony. The adjacent dining area opens to a deck overlooking the wooded lot, with spiral stairs leading to a rooftop deck showcasing mountain and tree-top views. The updated kitchen includes Viking appliances, a large island with leathered waterfall quartz and custom cabinetry. The bright primary suite includes an en suite bathroom with double vanity, tiled shower and soaking tu

Key facts

• Rooftop deck
• Private balcony
• Updated kitchen

Tags

• OPEN-CONCEPT GREAT ROOM
• PRIVATE BALCONY
• DECK OVERLOOKING WOODED LOT
• ROOFTOP DECK
• MOUNTAIN VIEWS
• UPDATED KITCHEN

Property features AI

Exterior

• Parking: Attached 2-car garage; Two covered parking spaces
• Utilities: Cable connected
• Home design: Contemporary style; Two levels; Like new condition; Timeshare property
• Exterior features: Hot tub; Decks: None; Street-front lot; Trees/Woods view

Interior

• Kitchen: Range; Oven; Microwave; Dishwasher; Refrigerator; Garbage disposal
• Bathrooms: Three full bathrooms
• Heating & cooling: Air conditioning
• Interior features: Pantry; High ceilings; Rec room; Fireplace in the family room
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $430k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $430k).
• Recommended offer: $378k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 1.0% in Incline Village — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 60/100 on livability (#80 in NV) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Washoe County School District (urban): math 30% / reading 44% proficiency, ranked #6 of 17 in NV (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 186 active listings in the ZIP; high-income renter base; 4,085 units permitted in Washoe County in 2024 (1,634 in 5+ unit buildings).
• This rent runs 31% of the median local income ($167k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Washoe County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $378,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.27%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $2,506,429
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 Woodridge Way	0.10mi	5/3.0 (+1)	2,421 (+0%)	1mo	$2,510,000	$1,037	89
576 Ponderosa Ave Ave	0.37mi	4/3.5	2,375 (-2%)	4mo	$2,100,000	$884	74
557 Knotty Pine Dr	0.51mi	4/2.5	2,418 (0%)	9mo	$1,700,000	$703	66
607 Crystal Peak Rd	0.30mi	3/2.5 (-1)	2,566 (+6%)	6mo	$3,024,000	$1,178	64
718 James Ln	0.42mi	4/3.0	2,251 (-7%)	10mo	$3,255,000	$1,446	61
621 Woodridge Cir	0.14mi	3/2.5 (-1)	2,082 (-14%)	9mo	$1,825,000	$877	56
567 Len Way	0.59mi	4/3.5	2,401 (-1%)	22mo	$2,850,000	$1,187	52
567 Silvertip	0.42mi	3/2.5 (-1)	2,568 (+6%)	14mo	$2,050,000	$798	51
456 Jill Ct	0.71mi	4/3.5	2,605 (+8%)	3mo	$2,780,000	$1,067	50
559 Silvertip Dr	0.49mi	3/2.5 (-1)	2,598 (+8%)	10mo	$2,375,000	$914	50
572 Jackpine	0.36mi	3/3.5 (-1)	2,629 (+9%)	18mo	$1,875,000	$713	47
585 Fallen Leaf Way	0.57mi	3/2.5 (-1)	2,288 (-5%)	14mo	$2,400,000	$1,049	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.05% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.55×
• Total profit: $-54,708
• Equity at exit: $64,114

10-year hold

• IRR: -9.4%
• Equity multiple: 0.50×
• Total profit: $-60,211
• Equity at exit: $37,179

Cash invested: $120,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 71 Landlord-Friendly
• State Nevada: 71 Landlord-Friendly · R+1
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; Clark County (Vegas) had pandemic backlogs; generally landlord-friendly but courts slow.

Methodology + full state rankings →

ZIP-level market 89451

• Rents YoY: 0.1%
• Active inventory: 186
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $4,304 medium
• Mortgage (P&I): −$2,255
• Tax est. 1.5%: −$538 /mo · $6,450/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$904
• Net cashflow: $429

Break-even live

Break-even rent $3,762

Max offer price $430,000

Occupancy floor 85%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $430,000 Active 191 DOM
2. 2026-06-17
   days on market $430,000 Active 190 DOM
3. 2026-06-16
   days on market $430,000 Active 189 DOM
4. 2026-06-15
   days on market $430,000 Active 188 DOM
5. 2026-06-14
   days on market $430,000 Active 186 DOM
6. 2026-06-10
   days on market $430,000 Active 183 DOM
7. 2026-06-09
   days on market $430,000 Active 182 DOM
8. 2026-06-08
   days on market $430,000 Active 181 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $430,000 Active 180 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $51,653
• − Mortgage interest: −$24,087
• − Property taxes: −$6,450
• − Insurance: −$2,150
• − Repairs & maintenance: −$4,132
• − Management: −$4,132
• − Depreciation: −$12,509
• Taxable loss: −$1,807
• Est. tax savings @ 24.0%: +$434
• After-tax cash flow: $5,580/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This modern, turnkey home in Incline Village, NV, is in excellent condition with no visible repairs needed. It offers a spacious, well-maintained interior and a private outdoor living space with a hot tub and stunning views. The property is ready for immediate occupancy and would be a great investment for both resale and rental.

Value-add opportunities

• Both Landscaping and outdoor furniture — Enhances curb appeal and outdoor living space.
• Both Hot tub maintenance — Keeps the hot tub in good condition for guests and residents.
• Both Regular maintenance of the deck and hot tub — Keeps the outdoor living space in good condition and safe for use.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and outdoor furniture — Enhances curb appeal and outdoor living space. ↑
• Both Hot tub maintenance — Keeps the hot tub in good condition for guests and residents. ↑
• Both Regular maintenance of the deck and hot tub — Keeps the outdoor living space in good condition and safe for use. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Washoe County School District
• NCES district ID: 3200480
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $55,025
• Composite: 32.44/100
• National rank: #5721
• State rank: #6 of 17 in NV

Livability — Incline Village

• Score: 60/100
• State rank: #80
• US rank: #19586

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing C Health & safety F User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Incline Village, NV
• County: Washoe County · 454,252 people
• City population: 9,285
• Metro: Reno, NV
• Population (ZIP): 9,285
• Household income: $166,509
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 228.0

Population outlook (Washoe County) Hauer SSP2

• Today (2025): 499,260 people
• By 2030: 523,429 · +4.8%
• By 2040: 564,420 · +13.1%
• By 2050: 595,548 · +19.3%
• By 2075: 652,375 · +30.7%
• By 2100: 661,518 · +32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 20% Two or more races 14% Asian 2%
• Hispanic origin (detail): Mexican 16% Cuban 1%
• Common ancestry: Italian 6% Slovak 5% Lithuanian 3%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 16% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Washoe

• 2024 margin: Toss-up / Even · D 49.3% · R 48.3% · Other 2.4%
• 2008→2024 swing: -11.7pp toward R · 2008: 12.7pp · 2024: 1.0pp
• All cycles: 2024: D+1.0 2020: D+4.5 2016: D+1.2 2012: D+3.6 2008: D+12.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -546.00%
• Current HPI: 315.7148
• Rent YoY: ▬ 0.05%
• Metro: Reno, NV
• State GDP YoY: ▲ 3.08%
• F500 in state: 6

Industry mix (Fortune 500 HQ in NV)

Industry	F500 HQs	Revenue
▸Hotels / Casinos	3	$36B

Price history

3 events — show timeline

• 2026-02-18 Relisted — TSMLS
• 2026-02-18 Delisted — TSMLS
• 2025-12-09 Listed $430,000 TSMLS