270 Anselmo Dr · Reno, NV 89523

$665,500

3 bd · 3.0 ba · 2,137 sqft · SingleFamily public records · 47 Days on market

Built 2013 5,076 sqft lot $311/sqft · 9% above area Est $609k · 9% over $63/mo HOA · 1% of rent

---

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 +14.5/30.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• ARV discount +3.3/15.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One of the most unique views you're gonna find! Bella Rio is proud to announce a new release and this home will impress the pickiest of buyers. No bidding wars, no waiting for bank response! This is a brand new home with granite slab counters in the kitchen, beautiful tile in the bathrooms, dining room, kitchen, and entry, included features to knock your socks off. We are open 7 days a week by appointment This home will be ready about May, and we have other homes in this release, as well, Taxes are to be assessed as this is a newly built home. Pictures are of former home, same model, as the home listed is under construction. Price does not include any upgrades selected by builder during building process.

Key facts

• Convenient pantry
• Granite countertops
• 5,076 sq ft lot

Tags

• PRIVATE MOUNTAIN VIEWS
• OPEN-CONCEPT FLOOR PLAN
• GRANITE COUNTERTOPS
• CONVENIENT PANTRY
• FULL BATHROOM OFF MAIN FLOOR
• WELL-APPOINTED LAUNDRY ROOM

Property features AI

Finance

• Other: Public maintained roads and public road frontage; Subdivision: Truckee River Highlands; Not a senior community; Zoning: SF3
• HOA & community: Part of Truckee River Highlands community; HOA fee $190 quarterly; HOA fee does not include additional services

Exterior

• Parking: Attached garage; 2 garage spaces (4 total parking spaces); Partially finished garage
• Utilities: Public water; Public sewer; Water meter installed; Electricity available; Natural gas available; Cable available; Phone available; Internet available; Cellular coverage; Sewer connected; Water available
• Home design: Single family residence; Two stories; Two levels; Not attached to other properties; No common walls
• Construction: Built by Jenuane Communities; Stucco exterior; Composition/shingle pitched roof; Crawl space foundation
• Exterior features: Back yard fencing; Mountain views; Level lot

Interior

• Kitchen: Disposal; Dishwasher; Microwave; Oven; Gas cooktop; ENERGY STAR qualified appliances
• Bedrooms: Two-story home with bedrooms on upper level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Ceiling fans; Vaulted ceilings; Breakfast bar; Pantry; Walk-in closets; Entrance foyer
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $666k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/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 $547k (17.8% below list).
• Recommended offer: $547k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Zoned schools: Roy Gomm Elementary (math 80% / reading 81%, grade A+, #2 of 402 statewide, top 0%, 399 students, 11% FRL); Darrel Swope Middle School (math 44% / reading 63%, grade C+, #6 of 109 statewide, top 5%, 946 students, 26% FRL); Reno High School (math 49% / reading 70%, grade C+, #18 of 131 statewide, top 15%, 1,796 students, 24% FRL) — zoned schools average 20% FRL vs 42% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 37% district-wide (+28 pts) — the actual schools serving this property are materially stronger than the Washoe County School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.0%/yr); 110 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,085 units permitted in Washoe County in 2024 (1,634 in 5+ unit buildings).
• At $5,471/mo this rent would consume 66% of the median local household income ($99k/yr) (locally 1501% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $20k 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 47 days — a 3% lower offer ($646k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago 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.
• Current owner paid $265k; list at $666k implies a 151% 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 $547,109 (17.8% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 18% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 10.1

CMA / ARV

• ARV (median comp): $609,140
• List price: $665,500
• Delta: 9.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
285 Anselmo Dr	0.04mi	3/3.0	2,137 (0%)	22mo	$650,000	$304	80
8060 Highland Flume Cir	0.12mi	3/3.0	2,088 (-2%)	14mo	$670,000	$321	79
370 River Front Dr	0.70mi	4/2.5 (+1)	2,034 (-5%)	11mo	$765,000	$376	43
365 Jackson Springs Dr	0.71mi	4/3.0 (+1)	2,358 (+10%)	12mo	$775,000	$329	34
7070 Sterling Point Ct	0.74mi	3/2.0	1,933 (-10%)	18mo	$791,000	$409	30
4440 Juniper Trl	0.66mi	3/2.0	2,443 (+14%)	23mo	$1,150,000	$471	22

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 · 5.01% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.53×
• Total profit: $-87,779
• Equity at exit: $99,228

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-17,363
• Equity at exit: $57,540

Cash invested: $186,340 (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 89523

• Home prices YoY: -23.8%
• Rents YoY: 5.0%
• Active inventory: 110
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $5,471 medium
• Mortgage (P&I): −$3,490
• Tax from tax record: −$351 /mo · $4,217/yr
• Insurance: −$277
• HOA: −$63
• Vacancy / Maint / Mgmt: −$1,149
• Net cashflow: $141

Break-even live

Break-even rent $5,293

Max offer price $665,500

Occupancy floor 92%

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: $166,375
• Closing costs: $19,965
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1059 Chesterfield Ct Unit 1317432P Reno, NV	3.0	2.0	1991	$7,934	$3.98	13d	1	0.68mi
6900 Sharlands Ave Reno, NV	1.0–3.0	1.0–2.0	1078	$3,220	$2.99	13d	17	0.68mi
6511 Enchanted Valley Dr Unit 1250761P Reno, NV	3.0	2.5	1991	$7,059	$3.55	13d	1	0.98mi
6591 Enchanted Valley Dr Unit 1228274P Reno, NV	3.0	2.5	1679	$6,960	$4.15	13d	1	1.00mi
6900 Calusa Ct Reno, NV	3.0	2.5	1600	$2,350	$1.47	43d	1	1.12mi
5874 Grand Row Way Reno, NV	3.0	2.5	1465	$2,500	$1.71	13d	1	1.47mi

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 26 events

1. 2026-06-18
   days on market $665,500 Active 47 DOM
2. 2026-06-17
   days on market $665,500 Active 46 DOM
3. 2026-06-16
   pricedays on market $665,500 Active 45 DOM
4. 2026-06-15
   days on market $679,000 Active 44 DOM
5. 2026-06-14
   days on market $679,000 Active 42 DOM
6. 2026-06-10
   days on market $679,000 Active 39 DOM
7. 2026-06-09
   days on market $679,000 Active 38 DOM
8. 2026-06-08
   days on market $679,000 Active 37 DOM
9. 2026-06-07
   days on market $679,000 Active 36 DOM
10. 2026-06-05
    days on market $679,000 Active 33 DOM
11. 2026-06-03
    days on market $679,000 Active 32 DOM
12. 2026-06-02
    days on market $679,000 Active 31 DOM
13. 2026-06-01
    days on market $679,000 Active 30 DOM
14. 2026-05-31
    days on market $679,000 Active 29 DOM
15. 2026-05-30
    days on market $679,000 Active 28 DOM
16. 2026-05-01
    listed $688,000 Active 1437-char remark
17. 2024-09-13
    historical $2,695
18. 2024-09-13
    listed $2,695
19. 2024-09-06
    historical $2,695
20. 2024-08-06
    listed $2,695
21. 2013-05-16
    soldstatus $264,900 713-char remark

    Show marketing remark (713 chars)

    One of the most unique views you're gonna find! Bella Rio is proud to announce a new release and this home will impress the pickiest of buyers. No bidding wars, no waiting for bank response! This is a brand new home with granite slab counters in the kitchen, beautiful tile in the bathrooms, dining room, kitchen, and entry, included features to knock your socks off. We are open 7 days a week by appointment This home will be ready about May, and we have other homes in this release, as well, Taxes are to be assessed as this is a newly built home. Pictures are of former home, same model, as the home listed is under construction. Price does not include any upgrades selected by builder during building process.

22. 2013-03-30
    historical 713-char remark

    Show marketing remark (713 chars)

    One of the most unique views you're gonna find! Bella Rio is proud to announce a new release and this home will impress the pickiest of buyers. No bidding wars, no waiting for bank response! This is a brand new home with granite slab counters in the kitchen, beautiful tile in the bathrooms, dining room, kitchen, and entry, included features to knock your socks off. We are open 7 days a week by appointment This home will be ready about May, and we have other homes in this release, as well, Taxes are to be assessed as this is a newly built home. Pictures are of former home, same model, as the home listed is under construction. Price does not include any upgrades selected by builder during building process.

23. 2013-03-03
    listed $264,900 713-char remark

    Show marketing remark (713 chars)

    One of the most unique views you're gonna find! Bella Rio is proud to announce a new release and this home will impress the pickiest of buyers. No bidding wars, no waiting for bank response! This is a brand new home with granite slab counters in the kitchen, beautiful tile in the bathrooms, dining room, kitchen, and entry, included features to knock your socks off. We are open 7 days a week by appointment This home will be ready about May, and we have other homes in this release, as well, Taxes are to be assessed as this is a newly built home. Pictures are of former home, same model, as the home listed is under construction. Price does not include any upgrades selected by builder during building process.

24. 2012-06-14
    soldstatus $650,000
25. 2011-03-31
    soldstatus $570,500
26. 2004-08-19
    soldstatus $16,531,200

ⓘ 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: $4,217 · $351/mo
• Projected year-2 tax: $4,217 · $351/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 9 d/yr ≥90°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $65,653
• − Mortgage interest: −$37,278
• − Property taxes: −$4,217
• − Insurance: −$3,328
• − Repairs & maintenance: −$5,252
• − Management: −$5,252
• − HOA: −$756
• − Depreciation: −$19,360
• Taxable loss: −$9,790
• Est. tax savings @ 24.0%: +$2,350
• After-tax cash flow: $4,036/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): 37,130
• Household income: $99,061
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1501.0

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 13% Two or more races 11% Asian 7% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 3%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 83% English-only · Spanish 7% Other Indo-European 2% Tagalog/Filipino 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: ▼ -95.66%
• Current HPI: 306.5345
• Rent YoY: ▲ 5.01%
• 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

-96.0% since first listed

13 events — show timeline

• 2026-06-16 Price Changed $665,500 NNRMLS
• 2026-05-21 Price Changed $679,000 NNRMLS
• 2026-05-01 Listed $688,000 NNRMLS
• 2024-09-13 Rental Removed $2,695 RENT.
• 2024-09-13 Listed for Rent $2,695 RENT.
• 2024-09-06 Rental Removed $2,695 RENT.
• 2024-08-06 Listed for Rent $2,695 RENT.
• 2013-05-16 Sold (MLS) $264,900 NNRMLS
• 2013-03-30 Listing Removed — NNRMLS
• 2013-03-03 Listed $264,900 NNRMLS
• 2012-06-14 Sold (Public Records) $650,000 Public Records
• 2011-03-31 Sold (Public Records) $570,500 Public Records
• 2004-08-19 Sold (Public Records) $16,531,200 Public Records

Property tax history

+5.3%/yr

Latest (2025): $4,217 · +8.0% YoY. Source: county tax records.