3885 E Leonesio Dr Unit a2 · Reno, NV 89512

$141,777

1 bd · 1.0 ba · 696 sqft · Condo public records · 248 Days on market

Built 1987 $204/sqft · 19% below area Est $175k · 19% under $250/mo HOA · 21% of rent

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +7.7/30.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

UNR HOUSING!! Perfect for the UNR student or faculty. Don't miss this charming 1 bedroom townhome offering both comfort and convenience! Just 2.7 miles from the UNR campus and 30 minutes from Mount Rose Ski Resort, this home would make for a great second home! Step inside to find laminate and tile flooring throughout, custom paint, and a bright, open layout. The kitchen features an all-white appliance package, and all appliances including refrigerator, washer, and dryer are included for your move-in convenience. Enjoy your morning coffee or unwind in the evening on the quaint balcony with peaceful, tree-lined views and stunning sunsets. Conveniently located near freeways, schools, shopping, and the University of Nevada, Reno, this clean and cozy home is the perfect blend of value and style, ready for its next owner to make it home! BACK ON MARKET AT NO FAULT OF THE SELLER!

Key facts

• Move-in ready
• Sunset views
• Quaint balcony

Tags

• QUAINT BALCONY
• TREE-LINED VIEWS
• SUNSET VIEWS
• ALL APPLIANCES INCLUDED
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $142k.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (17.8% below list).
• Recommended offer: $113k (20.2% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 2.5% in Reno — 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 78/100 on livability (#4 in NV, #2,370 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living D, crime 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; 59 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 4,085 units permitted in Washoe County in 2024 (1,634 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $980 of loan paydown is wiped out by about $4k 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 248 days — a 12% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $33k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,198 (20.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.89%
• DSCR: 0.78
• GRM: 10.1

CMA / ARV

• ARV (median comp): $174,891
• List price: $141,777
• Delta: -18.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.56% rent growth · sell at horizon

5-year hold

• IRR: -27.6%
• Equity multiple: 0.09×
• Total profit: $-35,989
• Equity at exit: $21,139

10-year hold

• IRR: -39.9%
• Equity multiple: -0.39×
• Total profit: $-55,190
• Equity at exit: $12,258

Cash invested: $39,698 (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 89512

• Home prices YoY: -12.1%
• Rents YoY: 0.6%
• Active inventory: 59
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,165 high
• Mortgage (P&I): −$743
• Tax from tax record: −$30 /mo · $355/yr
• Insurance: −$59
• HOA: −$250
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-162

Break-even live

Break-even rent $1,370

Max offer price $113,198

Occupancy floor —

Sensitivity live

Price	-10% $-82	-5% $-122	+0% $-162	+5% $-202	+10% $-242
Rent	-10% $-254	-5% $-208	+0% $-162	+5% $-116	+10% $-70
Rate	-1.0pp $-90	-0.5pp $-126	base $-162	+0.5pp $-199	+1.0pp $-236

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: $35,444
• Closing costs: $4,253
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3870 E Leonesio Dr Unit H1 Reno, NV	1.0	1.0	696	$1,000	$1.44	44d	1	0.07mi
3948 Clear Acre Ln #257 Reno, NV	1.0	1.0	665	$1,100	$1.65	24d	1	0.19mi
3935 Clear Acre Ln Reno, NV	1.0	1.0	665	$1,250	$1.88	44d	1	0.21mi
3395 Scottsdale Rd Apt 7 Reno, NV	1.0	1.0	710	$1,300	$1.83	44d	1	0.25mi
4400 El Rancho Dr Sun Valley, NV	1.0–2.0	1.0–2.0	740	$1,300	$1.76	14d	9	0.33mi
5100 W 1st Ave Sun Valley, NV	1.0–3.0	1.0–2.0	836	$1,037	$1.24	24d	1	0.85mi
2830 Northtowne Ln Reno, NV	1.0–2.0	1.0–2.0	954	$1,760	$1.84	14d	6	0.88mi
3485 Tripp Dr Reno, NV	1.0	1.0	604	$1,095	$1.81	44d	1	1.04mi
2210 Patton Dr Unit 10 Reno, NV	1.0	1.0	665	$995	$1.50	14d	1	1.27mi
2200 Patton Dr Reno, NV	1.0	1.0	656	$995	$1.52	22d	1	1.28mi
2000 Silverada Blvd Reno, NV	1.0	1.0	654	$1,265	$1.93	44d	1	1.36mi
2244 Greenbrae Dr Sparks, NV	1.0–2.0	1.0	787	$1,495	$1.90	14d	9	1.37mi
1943 Wedekind Rd Reno, NV	1.0	1.0	450	$950	$2.11	14d	1	1.37mi
2075 Patton Dr Unit C Reno, NV	1.0	1.0	525	$1,000	$1.90	14d	1	1.38mi
1921 Wedekind Rd Unit WEDEKIND 1943 Reno, NV	1.0	1.0	450	$950	$2.11	22d	1	1.38mi
1921 Wedekind Rd Reno, NV	1.0	1.0	450	$995	$2.21	44d	1	1.38mi
4060 Gardella Ave Reno, NV	3.0	1.0–2.0	1045	$1,923	$1.84	44d	23	1.42mi
2100 18th St Unit F Sparks, NV	2.0	1.0	750	$1,025	$1.37	24d	1	1.42mi
2280 Oddie Blvd Sparks, NV	2.0	1.0–2.0	663	$1,722	$2.59	14d	14	1.46mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-18
   days on market $141,777 Active 248 DOM
2. 2026-06-17
   days on market $141,777 Active 247 DOM
3. 2026-06-16
   days on market $141,777 Active 246 DOM
4. 2026-06-15
   days on market $141,777 Active 245 DOM
5. 2026-06-14
   days on market $141,777 Active 243 DOM
6. 2026-06-10
   days on market $141,777 Active 240 DOM
7. 2026-06-09
   days on market $141,777 Active 239 DOM
8. 2026-06-08
   days on market $141,777 Active 238 DOM
9. 2026-06-07
   days on market $141,777 Active 237 DOM
10. 2026-06-05
    days on market $141,777 Active 234 DOM
11. 2026-06-03
    pricedays on market $141,777 Active 233 DOM
12. 2026-06-02
    days on market $150,000 Active 232 DOM
13. 2026-06-01
    days on market $150,000 Active 231 DOM
14. 2026-05-31
    days on market $150,000 Active 230 DOM
15. 2026-05-30
    days on market $150,000 Active 229 DOM
16. 2026-04-21
    price $150,000 886-char remark

    Show marketing remark (886 chars)

    UNR HOUSING!! Perfect for the UNR student or faculty. Don't miss this charming 1 bedroom townhome offering both comfort and convenience! Just 2.7 miles from the UNR campus and 30 minutes from Mount Rose Ski Resort, this home would make for a great second home! Step inside to find laminate and tile flooring throughout, custom paint, and a bright, open layout. The kitchen features an all-white appliance package, and all appliances including refrigerator, washer, and dryer are included for your move-in convenience. Enjoy your morning coffee or unwind in the evening on the quaint balcony with peaceful, tree-lined views and stunning sunsets. Conveniently located near freeways, schools, shopping, and the University of Nevada, Reno, this clean and cozy home is the perfect blend of value and style, ready for its next owner to make it home! BACK ON MARKET AT NO FAULT OF THE SELLER!

17. 2026-03-12
    status Active 886-char remark

    Show marketing remark (886 chars)

    UNR HOUSING!! Perfect for the UNR student or faculty. Don't miss this charming 1 bedroom townhome offering both comfort and convenience! Just 2.7 miles from the UNR campus and 30 minutes from Mount Rose Ski Resort, this home would make for a great second home! Step inside to find laminate and tile flooring throughout, custom paint, and a bright, open layout. The kitchen features an all-white appliance package, and all appliances including refrigerator, washer, and dryer are included for your move-in convenience. Enjoy your morning coffee or unwind in the evening on the quaint balcony with peaceful, tree-lined views and stunning sunsets. Conveniently located near freeways, schools, shopping, and the University of Nevada, Reno, this clean and cozy home is the perfect blend of value and style, ready for its next owner to make it home! BACK ON MARKET AT NO FAULT OF THE SELLER!

18. 2026-03-12
    historical Active Under Contract 886-char remark

    Show marketing remark (886 chars)

    UNR HOUSING!! Perfect for the UNR student or faculty. Don't miss this charming 1 bedroom townhome offering both comfort and convenience! Just 2.7 miles from the UNR campus and 30 minutes from Mount Rose Ski Resort, this home would make for a great second home! Step inside to find laminate and tile flooring throughout, custom paint, and a bright, open layout. The kitchen features an all-white appliance package, and all appliances including refrigerator, washer, and dryer are included for your move-in convenience. Enjoy your morning coffee or unwind in the evening on the quaint balcony with peaceful, tree-lined views and stunning sunsets. Conveniently located near freeways, schools, shopping, and the University of Nevada, Reno, this clean and cozy home is the perfect blend of value and style, ready for its next owner to make it home! BACK ON MARKET AT NO FAULT OF THE SELLER!

19. 2026-02-26
    status Active Under Contract-No Show 886-char remark

    Show marketing remark (886 chars)

    UNR HOUSING!! Perfect for the UNR student or faculty. Don't miss this charming 1 bedroom townhome offering both comfort and convenience! Just 2.7 miles from the UNR campus and 30 minutes from Mount Rose Ski Resort, this home would make for a great second home! Step inside to find laminate and tile flooring throughout, custom paint, and a bright, open layout. The kitchen features an all-white appliance package, and all appliances including refrigerator, washer, and dryer are included for your move-in convenience. Enjoy your morning coffee or unwind in the evening on the quaint balcony with peaceful, tree-lined views and stunning sunsets. Conveniently located near freeways, schools, shopping, and the University of Nevada, Reno, this clean and cozy home is the perfect blend of value and style, ready for its next owner to make it home! BACK ON MARKET AT NO FAULT OF THE SELLER!

20. 2026-02-05
    price $167,000 886-char remark

    Show marketing remark (886 chars)

    UNR HOUSING!! Perfect for the UNR student or faculty. Don't miss this charming 1 bedroom townhome offering both comfort and convenience! Just 2.7 miles from the UNR campus and 30 minutes from Mount Rose Ski Resort, this home would make for a great second home! Step inside to find laminate and tile flooring throughout, custom paint, and a bright, open layout. The kitchen features an all-white appliance package, and all appliances including refrigerator, washer, and dryer are included for your move-in convenience. Enjoy your morning coffee or unwind in the evening on the quaint balcony with peaceful, tree-lined views and stunning sunsets. Conveniently located near freeways, schools, shopping, and the University of Nevada, Reno, this clean and cozy home is the perfect blend of value and style, ready for its next owner to make it home! BACK ON MARKET AT NO FAULT OF THE SELLER!

21. 2026-01-29
    price $166,000 886-char remark

    Show marketing remark (886 chars)

    UNR HOUSING!! Perfect for the UNR student or faculty. Don't miss this charming 1 bedroom townhome offering both comfort and convenience! Just 2.7 miles from the UNR campus and 30 minutes from Mount Rose Ski Resort, this home would make for a great second home! Step inside to find laminate and tile flooring throughout, custom paint, and a bright, open layout. The kitchen features an all-white appliance package, and all appliances including refrigerator, washer, and dryer are included for your move-in convenience. Enjoy your morning coffee or unwind in the evening on the quaint balcony with peaceful, tree-lined views and stunning sunsets. Conveniently located near freeways, schools, shopping, and the University of Nevada, Reno, this clean and cozy home is the perfect blend of value and style, ready for its next owner to make it home! BACK ON MARKET AT NO FAULT OF THE SELLER!

22. 2026-01-22
    price $167,000 886-char remark

    Show marketing remark (886 chars)

    UNR HOUSING!! Perfect for the UNR student or faculty. Don't miss this charming 1 bedroom townhome offering both comfort and convenience! Just 2.7 miles from the UNR campus and 30 minutes from Mount Rose Ski Resort, this home would make for a great second home! Step inside to find laminate and tile flooring throughout, custom paint, and a bright, open layout. The kitchen features an all-white appliance package, and all appliances including refrigerator, washer, and dryer are included for your move-in convenience. Enjoy your morning coffee or unwind in the evening on the quaint balcony with peaceful, tree-lined views and stunning sunsets. Conveniently located near freeways, schools, shopping, and the University of Nevada, Reno, this clean and cozy home is the perfect blend of value and style, ready for its next owner to make it home! BACK ON MARKET AT NO FAULT OF THE SELLER!

23. 2025-12-01
    price $170,000 886-char remark

    Show marketing remark (886 chars)

    UNR HOUSING!! Perfect for the UNR student or faculty. Don't miss this charming 1 bedroom townhome offering both comfort and convenience! Just 2.7 miles from the UNR campus and 30 minutes from Mount Rose Ski Resort, this home would make for a great second home! Step inside to find laminate and tile flooring throughout, custom paint, and a bright, open layout. The kitchen features an all-white appliance package, and all appliances including refrigerator, washer, and dryer are included for your move-in convenience. Enjoy your morning coffee or unwind in the evening on the quaint balcony with peaceful, tree-lined views and stunning sunsets. Conveniently located near freeways, schools, shopping, and the University of Nevada, Reno, this clean and cozy home is the perfect blend of value and style, ready for its next owner to make it home! BACK ON MARKET AT NO FAULT OF THE SELLER!

24. 2025-11-20
    price $169,000 886-char remark

    Show marketing remark (886 chars)

    UNR HOUSING!! Perfect for the UNR student or faculty. Don't miss this charming 1 bedroom townhome offering both comfort and convenience! Just 2.7 miles from the UNR campus and 30 minutes from Mount Rose Ski Resort, this home would make for a great second home! Step inside to find laminate and tile flooring throughout, custom paint, and a bright, open layout. The kitchen features an all-white appliance package, and all appliances including refrigerator, washer, and dryer are included for your move-in convenience. Enjoy your morning coffee or unwind in the evening on the quaint balcony with peaceful, tree-lined views and stunning sunsets. Conveniently located near freeways, schools, shopping, and the University of Nevada, Reno, this clean and cozy home is the perfect blend of value and style, ready for its next owner to make it home! BACK ON MARKET AT NO FAULT OF THE SELLER!

25. 2025-11-13
    price $170,000 886-char remark

    Show marketing remark (886 chars)

    UNR HOUSING!! Perfect for the UNR student or faculty. Don't miss this charming 1 bedroom townhome offering both comfort and convenience! Just 2.7 miles from the UNR campus and 30 minutes from Mount Rose Ski Resort, this home would make for a great second home! Step inside to find laminate and tile flooring throughout, custom paint, and a bright, open layout. The kitchen features an all-white appliance package, and all appliances including refrigerator, washer, and dryer are included for your move-in convenience. Enjoy your morning coffee or unwind in the evening on the quaint balcony with peaceful, tree-lined views and stunning sunsets. Conveniently located near freeways, schools, shopping, and the University of Nevada, Reno, this clean and cozy home is the perfect blend of value and style, ready for its next owner to make it home! BACK ON MARKET AT NO FAULT OF THE SELLER!

26. 2025-10-08
    status Active 886-char remark

    Show marketing remark (886 chars)

    UNR HOUSING!! Perfect for the UNR student or faculty. Don't miss this charming 1 bedroom townhome offering both comfort and convenience! Just 2.7 miles from the UNR campus and 30 minutes from Mount Rose Ski Resort, this home would make for a great second home! Step inside to find laminate and tile flooring throughout, custom paint, and a bright, open layout. The kitchen features an all-white appliance package, and all appliances including refrigerator, washer, and dryer are included for your move-in convenience. Enjoy your morning coffee or unwind in the evening on the quaint balcony with peaceful, tree-lined views and stunning sunsets. Conveniently located near freeways, schools, shopping, and the University of Nevada, Reno, this clean and cozy home is the perfect blend of value and style, ready for its next owner to make it home! BACK ON MARKET AT NO FAULT OF THE SELLER!

27. 2025-08-27
    listed $175,000 Active 886-char remark

    Show marketing remark (886 chars)

    UNR HOUSING!! Perfect for the UNR student or faculty. Don't miss this charming 1 bedroom townhome offering both comfort and convenience! Just 2.7 miles from the UNR campus and 30 minutes from Mount Rose Ski Resort, this home would make for a great second home! Step inside to find laminate and tile flooring throughout, custom paint, and a bright, open layout. The kitchen features an all-white appliance package, and all appliances including refrigerator, washer, and dryer are included for your move-in convenience. Enjoy your morning coffee or unwind in the evening on the quaint balcony with peaceful, tree-lined views and stunning sunsets. Conveniently located near freeways, schools, shopping, and the University of Nevada, Reno, this clean and cozy home is the perfect blend of value and style, ready for its next owner to make it home! BACK ON MARKET AT NO FAULT OF THE SELLER!

28. 2023-03-31
    soldstatus $165,000 Sold 534-char remark

    Show marketing remark (534 chars)

    * * Investment Opportunity * * First Time Home Buyers/ College Student Housing located close to UNR/TMCC. 1 Bedroom, 1 Full Bathroom with Stackable W/ D. Walk In Closet in Master, Very Clean Upper Unit, Sliding Glass Door opens to Deck. Easy Walk to Community Pool & Add'l W/ D Room. HOA pays for Garbage Removal & City Water. This Complex is not eligible for FHA/VA Financing. , Property is tenant occupied with a great tenant, never late on rents. Currently paying $1000/mo. . Showings begin on Thursday, March 2nd.

29. 2023-03-31
    soldstatus $165,000

    Show marketing remark (534 chars)

    * * Investment Opportunity * * First Time Home Buyers/ College Student Housing located close to UNR/TMCC. 1 Bedroom, 1 Full Bathroom with Stackable W/ D. Walk In Closet in Master, Very Clean Upper Unit, Sliding Glass Door opens to Deck. Easy Walk to Community Pool & Add'l W/ D Room. HOA pays for Garbage Removal & City Water. This Complex is not eligible for FHA/VA Financing. , Property is tenant occupied with a great tenant, never late on rents. Currently paying $1000/mo. . Showings begin on Thursday, March 2nd.

30. 2023-03-13
    status Under Contract-No Show 534-char remark

    Show marketing remark (534 chars)

    * * Investment Opportunity * * First Time Home Buyers/ College Student Housing located close to UNR/TMCC. 1 Bedroom, 1 Full Bathroom with Stackable W/ D. Walk In Closet in Master, Very Clean Upper Unit, Sliding Glass Door opens to Deck. Easy Walk to Community Pool & Add'l W/ D Room. HOA pays for Garbage Removal & City Water. This Complex is not eligible for FHA/VA Financing. , Property is tenant occupied with a great tenant, never late on rents. Currently paying $1000/mo. . Showings begin on Thursday, March 2nd.

31. 2023-02-28
    listed $170,000 Active - New 534-char remark

    Show marketing remark (534 chars)

    * * Investment Opportunity * * First Time Home Buyers/ College Student Housing located close to UNR/TMCC. 1 Bedroom, 1 Full Bathroom with Stackable W/ D. Walk In Closet in Master, Very Clean Upper Unit, Sliding Glass Door opens to Deck. Easy Walk to Community Pool & Add'l W/ D Room. HOA pays for Garbage Removal & City Water. This Complex is not eligible for FHA/VA Financing. , Property is tenant occupied with a great tenant, never late on rents. Currently paying $1000/mo. . Showings begin on Thursday, March 2nd.

32. 2005-08-30
    soldstatus $108,000
33. 2005-08-30
    soldstatus $108,000
34. 2005-07-29
    historical
35. 2005-06-13
    listed $108,000
36. 2001-04-10
    soldstatus $40,000
37. 1995-06-12
    soldstatus $540,000

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

Tax reassessment forecast NV · Resets to sale price

• Current annual tax: $355 · $30/mo
• Projected year-2 tax: $836 · $70/mo
• Expected delta: +$482/yr (+$40/mo · 135.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 5 d/yr ≥94°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,980
• − Mortgage interest: −$7,942
• − Property taxes: −$355
• − Insurance: −$709
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − HOA: −$3,000
• − Depreciation: −$4,124
• Taxable loss: −$4,387
• Est. tax savings @ 24.0%: +$1,053
• After-tax cash flow: $-889/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.

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 — Reno

• Score: 78/100
• State rank: #4
• US rank: #2370

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reno, NV
• County: Washoe County · 454,252 people
• City population: 325,068
• Metro: Reno, NV
• Population (ZIP): 28,030
• Household income: $47,807
• Rent vs Own: 71.4% rent · 28.6% own
• Severe rent burden: 1800.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 41% White 40% Two or more races 19% Asian 7% Black 5% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 23% · Canada
• Languages at home: 64% English-only · Spanish 27% Tagalog/Filipino 5% Other Asian/Pacific 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: ▼ -54.10%
• Current HPI: 391.8176
• Rent YoY: ▲ 0.56%
• 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

-72.2% since first listed

22 events — show timeline

• 2026-04-21 Price Changed $150,000 NNRMLS
• 2026-03-12 Relisted — NNRMLS
• 2026-03-12 Contingent — NNRMLS
• 2026-02-26 Pending — NNRMLS
• 2026-02-05 Price Changed $167,000 NNRMLS
• 2026-01-29 Price Changed $166,000 NNRMLS
• 2026-01-22 Price Changed $167,000 NNRMLS
• 2025-12-01 Price Changed $170,000 NNRMLS
• 2025-11-20 Price Changed $169,000 NNRMLS
• 2025-11-13 Price Changed $170,000 NNRMLS
• 2025-10-08 Relisted — NNRMLS
• 2025-08-27 Listed $175,000 NNRMLS
• 2023-03-31 Sold (Public Records) $165,000 Public Records
• 2023-03-31 Sold (MLS) $165,000 NNRMLS
• 2023-03-13 Pending — NNRMLS
• 2023-02-28 Listed $170,000 NNRMLS
• 2005-08-30 Sold (Public Records) $108,000 Public Records
• 2005-08-30 Sold (MLS) $108,000 NNRMLS
• 2005-07-29 Listing Removed — NNRMLS
• 2005-06-13 Listed $108,000 NNRMLS
• 2001-04-10 Sold (Public Records) $40,000 Public Records
• 1995-06-12 Sold (Public Records) $540,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $355 · +2.7% YoY. Source: county tax records.