16380 Enargite Cir · Reno, NV 89521

$370,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 137 Days on market

Built 1988 6,447 sqft lot $236/sqft · at area comps Est $375k · at est. $40/mo HOA · 1% 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).

• Cash flow +15.0/30.0
• ARV discount +8.1/15.0
• DSCR +4.6/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Schools +3.2/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to live in South Reno. This home offers ample space both indoors and outdoors, featuring spacious living area. The property includes generous parking potential and a carport, perfect for enjoying summer gatherings and outdoor entertainment. You must see this property, call to schedule a showing. Agents, bring your buyers, this home offers lots of potential, needs some TLC.

Key facts

• Carport
• 6,447 sq ft lot
• 7 parking spots

Tags

• GENEROUS PARKING POTENTIAL
• CARPORT
• OUTDOOR ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $370k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $294k (20.5% below list).
• Recommended offer: $294k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 rising fast (+5.0%/yr); 295 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $3k of loan paydown is wiped out by about $11k 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 137 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y ago; this cycle's ask has dropped $40k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $370k implies a 753% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $294,239 (20.5% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (median comp): $375,000
• List price: $370,000
• Delta: -1.33%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
255 Zircon Dr	0.09mi	3/2.5	1,536 (-2%)	4mo	$310,500	$202	87
16385 Rhyolite Cir	0.05mi	3/2.0	1,536 (-2%)	9mo	$290,000	$189	87
16180 Rhyolite Cir	0.10mi	3/2.0	1,440 (-8%)	2mo	$374,999	$260	80
16395 Rhyolite Cir	0.06mi	4/2.0 (+1)	1,584 (+1%)	20mo	$355,000	$224	73
15010 Rhyolite St	0.12mi	2/2.0 (-1)	1,512 (-4%)	13mo	$250,000	$165	72
305 Taurus Cir	0.18mi	2/2.0 (-1)	1,536 (-2%)	16mo	$320,000	$208	70
135 Zircon Dr	0.10mi	3/2.0	1,344 (-14%)	10mo	$375,000	$279	63
115 Gemini Cir	0.22mi	4/2.0 (+1)	1,716 (+9%)	11mo	$365,000	$213	60
16070 Rhyolite	0.12mi	4/2.0 (+1)	1,384 (-12%)	18mo	$375,000	$271	55
155 Gemini Cir	0.17mi	3/2.0	1,797 (+15%)	16mo	$400,000	$223	54
485 Capricorn Cir	0.31mi	4/2.0 (+1)	1,352 (-14%)	5mo	$375,000	$277	53
445 Mira St	0.60mi	3/2.0	1,344 (-14%)	11mo	$369,900	$275	39

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 · 5.0% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.55×
• Total profit: $-46,824
• Equity at exit: $55,168

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-6,292
• Equity at exit: $31,991

Cash invested: $103,600 (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 89521

• Rents YoY: 5.0%
• Active inventory: 295
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,942 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$76 /mo · $912/yr
• Insurance: −$154
• HOA: −$40
• Vacancy / Maint / Mgmt: −$618
• Net cashflow: $114

Break-even live

Break-even rent $2,798

Max offer price $370,000

Occupancy floor 91%

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 Ruffian Ct Reno, NV	3.0	2.0	1800	$3,100	$1.72	44d	1	1.08mi
14001 Summit Sierra Blvd Reno, NV	1.0–3.0	1.0–2.0	980	$2,928	$2.99	14d	36	1.31mi
11165 Veterans Pkwy Reno, NV	1.0–3.0	1.0–2.0	1052	$2,799	$2.66	14d	7	1.47mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 28 events

1. 2026-06-18
   days on market $370,000 Active 137 DOM
2. 2026-06-17
   days on market $370,000 Active 136 DOM
3. 2026-06-16
   days on market $370,000 Active 135 DOM
4. 2026-06-15
   days on market $370,000 Active 134 DOM
5. 2026-06-14
   days on market $370,000 Active 132 DOM
6. 2026-06-10
   days on market $370,000 Active 129 DOM
7. 2026-06-09
   days on market $370,000 Active 128 DOM
8. 2026-06-08
   days on market $370,000 Active 127 DOM
9. 2026-06-07
   days on market $370,000 Active 126 DOM
10. 2026-06-05
    days on market $370,000 Active 123 DOM
11. 2026-06-03
    days on market $370,000 Active 122 DOM
12. 2026-06-02
    days on market $370,000 Active 121 DOM
13. 2026-06-01
    days on market $370,000 Active 120 DOM
14. 2026-05-31
    days on market $370,000 Active 119 DOM
15. 2026-05-30
    days on market $370,000 Active 118 DOM
16. 2026-02-01
    listed $410,000 Active 395-char remark

    Show marketing remark (395 chars)

    Great opportunity to live in South Reno. This home offers ample space both indoors and outdoors, featuring spacious living area. The property includes generous parking potential and a carport, perfect for enjoying summer gatherings and outdoor entertainment. You must see this property, call to schedule a showing. Agents, bring your buyers, this home offers lots of potential, needs some TLC.

17. 2011-10-05
    soldstatus $43,400 757-char remark

    Show marketing remark (757 chars)

    Panoramic views of Mt Rose from this home on . 14 acres. The home has 3 bedrooms and 2 bathrooms. Per sq ft is 1,556. Spacious open floor plan with vaulted ceilings. Located on a cul-de-sac. Charming kitchen with lots of counter space and cabinets. Floor plan has the master separate from the other bedrooms. , Please see attached docs before submitting an offer. BLB Resources makes no warranty as to the existence of mold in this property, and is not liable for the potentially harmful effects thereof. Manufactured home. HOA fee is $25 per month. Repairs: Replace missing flooring, Reconnect water supply hose at toilet to determine if it is cause of leak, Repairplumbing (would not hold pressure), Treat and paint unprotected wood on exterior of home.

18. 2011-06-23
    historical 757-char remark

    Show marketing remark (757 chars)

    Panoramic views of Mt Rose from this home on . 14 acres. The home has 3 bedrooms and 2 bathrooms. Per sq ft is 1,556. Spacious open floor plan with vaulted ceilings. Located on a cul-de-sac. Charming kitchen with lots of counter space and cabinets. Floor plan has the master separate from the other bedrooms. , Please see attached docs before submitting an offer. BLB Resources makes no warranty as to the existence of mold in this property, and is not liable for the potentially harmful effects thereof. Manufactured home. HOA fee is $25 per month. Repairs: Replace missing flooring, Reconnect water supply hose at toilet to determine if it is cause of leak, Repairplumbing (would not hold pressure), Treat and paint unprotected wood on exterior of home.

19. 2010-11-22
    listed $43,400 757-char remark

    Show marketing remark (757 chars)

    Panoramic views of Mt Rose from this home on . 14 acres. The home has 3 bedrooms and 2 bathrooms. Per sq ft is 1,556. Spacious open floor plan with vaulted ceilings. Located on a cul-de-sac. Charming kitchen with lots of counter space and cabinets. Floor plan has the master separate from the other bedrooms. , Please see attached docs before submitting an offer. BLB Resources makes no warranty as to the existence of mold in this property, and is not liable for the potentially harmful effects thereof. Manufactured home. HOA fee is $25 per month. Repairs: Replace missing flooring, Reconnect water supply hose at toilet to determine if it is cause of leak, Repairplumbing (would not hold pressure), Treat and paint unprotected wood on exterior of home.

20. 2010-07-01
    historical
21. 2009-03-23
    listed $89,000
22. 2002-11-15
    soldstatus $126,000
23. 1999-10-13
    soldstatus $115,000
24. 1999-05-11
    historical
25. 1999-05-11
    historical
26. 1998-11-11
    listed $97,500
27. 1998-11-11
    listed $97,500
28. 1984-11-01
    soldstatus $28,000

ⓘ 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: $912 · $76/mo
• Projected year-2 tax: $2,183 · $182/mo
• Expected delta: +$1,271/yr (+$106/mo · 139.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 17 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,309
• − Mortgage interest: −$20,726
• − Property taxes: −$912
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,825
• − Management: −$2,825
• − HOA: −$480
• − Depreciation: −$10,764
• Taxable loss: −$5,072
• Est. tax savings @ 24.0%: +$1,217
• After-tax cash flow: $2,585/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

• County: Washoe County · 454,252 people
• City population: 325,068
• Metro: Reno, NV
• Population (ZIP): 41,859
• Household income: $127,181
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1017.0

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 11% Two or more races 11% Asian 10% Black 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 84% English-only · Spanish 6% Other Indo-European 4% Other Asian/Pacific 2%

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: ▼ -332.10%
• Current HPI: 323.9025
• Rent YoY: ▲ 5.00%
• 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

+1364.3% since first listed

13 events — show timeline

• 2026-02-01 Listed $410,000 NNRMLS
• 2011-10-05 Sold (MLS) $43,400 NNRMLS
• 2011-06-23 Listing Removed — NNRMLS
• 2010-11-22 Listed $43,400 NNRMLS
• 2010-07-01 Listing Removed — NNRMLS
• 2009-03-23 Listed $89,000 NNRMLS
• 2002-11-15 Sold (Public Records) $126,000 Public Records
• 1999-10-13 Sold (Public Records) $115,000 Public Records
• 1999-05-11 Listing Removed — NNRMLS
• 1999-05-11 Listing Removed — NNRMLS
• 1998-11-11 Listed $97,500 NNRMLS
• 1998-11-11 Listed $97,500 NNRMLS
• 1984-11-01 Sold (Public Records) $28,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $912 · +7.9% YoY. Source: county tax records.