3910 Clear Acre Ln #48 · Reno, NV 89512

$174,900

2 bd · 1.0 ba · 963 sqft · Condo · 131 Days on market

Built 1979 Fair condition $182/sqft · 19% below area Est $217k · 19% under $434/mo HOA · 30% of rent

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Why this score? — see what drove the F 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
• Livability +3.9/5.0
• Cash flow +3.8/30.0
• 1% rule +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3910 Clear Acre Ln #48 in Reno, NV — a well-located 2-bedroom, 1-bath condominium offering convenience, comfort, and low-maintenance living. This upstairs unit features a functional layout with a bright living area and an efficient kitchen equipped with a range, refrigerator, dishwasher, and included washer and dryer — making it truly move-in ready. The two bedrooms offer comfortable space with ample natural light, and the full bathroom is centrally located for convenience. Located in a desirable North Reno community, this property offers easy access to UNR, TMCC, downtown Reno, and major freeway connections including US-395 and I-80 — ideal for commuters. Nearby shopping, dining, and everyday conveniences are just minutes away, including grocery stores, retail centers, and neighborhood services. Parks and recreational opportunities are also conveniently close. The HOA provides excellent value with community amenities including a pool, basketball court, playground, and green space, along with landscape maintenance, snow removal, and exterior structure maintenance — allowing for easy, low-maintenance ownership. The property is currently tenant-occupied with a lease in place through April 30th, making this a strong opportunity for investors or buyers planning ahead. Don't miss this opportunity to own in a centrally located Reno community with strong rental potential and convenient lifestyle benefits.

Key facts

• Move-in ready
• Ample natural light
• Bright living area

Tags

• FUNCTIONAL LAYOUT
• BRIGHT LIVING AREA
• EFFICIENT KITCHEN
• MOVE-IN READY
• AMPLE NATURAL LIGHT
• CENTRALLY LOCATED BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-504 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (41.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (17.6% below list).
• Recommended offer: $102k (41.7% below list) — sets the bar for cash-flow.

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: Lois Allen Elementary (math 12% / reading 22%, grade F, #311 of 402 statewide, top 82%, 437 students, 100% FRL); Fred W. Traner Middle School (math 7% / reading 14%, grade F, #105 of 109 statewide, top 97%, 531 students, 100% FRL); Procter R. Hug High School (math 11% / reading 18%, grade F, #114 of 131 statewide, top 88%, 2,331 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 37% district-wide (-23 pts) — the specific schools serving this property underperform the Washoe County School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 70 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,085 units permitted in Washoe County in 2024 (1,634 in 5+ unit buildings).
• This rent runs 36% of the median local income ($48k/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 $1k of loan paydown is wiped out by about $5k 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 131 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,939 (41.7% 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 131 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 2.83%
• Cash-on-cash: -12.36%
• DSCR: 0.45
• GRM: 10.1

CMA / ARV

• ARV (median comp): $216,716
• List price: $174,900
• Delta: -19.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3924 Clear Acre Ln #102	0.13mi	2/1.0	963 (0%)	0mo	$175,000	$182	94
3880 E Leonesio Dr Apt C2	0.18mi	2/1.0	960 (-0%)	0mo	$165,000	$172	91
815 N Maddux Dr	1.48mi	3/1.0 (+1)	960 (-0%)	0mo	$390,000	$406	59
2555 Clear Acre Ln Unit 16-1	0.77mi	2/2.0	928 (-4%)	1mo	$152,000	$164	54
2345 Tripp Unit #8 Dr	1.02mi	2/2.0	919 (-5%)	0mo	$164,999	$180	53
2970 Tierra Verde W	0.79mi	2/1.0	867 (-10%)	1mo	$205,000	$236	47
1280 Dodson Way	1.40mi	3/1.0 (+1)	1,044 (+8%)	1mo	$405,000	$388	45
2676 Adel Way	1.07mi	3/2.0 (+1)	1,048 (+9%)	0mo	$280,000	$267	41
3576 Mashie Ct	0.56mi	3/2.0 (+1)	1,202 (+25%)	0mo	$316,900	$264	40
2045 Trainer Way	1.33mi	3/2.0 (+1)	1,056 (+10%)	0mo	$257,500	$244	40
2720 Dahlia Way	1.08mi	2/2.0	1,152 (+20%)	1mo	$310,000	$269	35
2500 Tripp Dr #3	0.95mi	3/2.0 (+1)	1,165 (+21%)	1mo	$208,000	$179	30

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 · 0.56% rent growth · sell at horizon

5-year hold

• IRR: -43.1%
• Equity multiple: -0.30×
• Total profit: $-63,621
• Equity at exit: $26,078

10-year hold

• IRR: —
• Equity multiple: -1.23×
• Total profit: $-109,076
• Equity at exit: $15,122

Cash invested: $48,972 (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 →

Active competition Active MLS

• For sale now: 0 active · 2 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 89512

• Home prices YoY: -12.1%
• Rents YoY: 0.6%
• Active inventory: 70
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,441 high
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• HOA: −$434
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-504

Break-even live

Break-even rent $2,079

Max offer price $101,939

Occupancy floor —

Sensitivity live

Price	-10% $-383	-5% $-444	+0% $-504	+5% $-565	+10% $-625
Rent	-10% $-618	-5% $-561	+0% $-504	+5% $-447	+10% $-390
Rate	-1.0pp $-416	-0.5pp $-460	base $-504	+0.5pp $-550	+1.0pp $-596

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: $43,725
• Closing costs: $5,247
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3901 Clear Acre Ln #5 Reno, NV	2.0	1.0	963	$1,450	$1.51	93d	1	0.10mi
3870 E Leonesio Dr Unit H1 Reno, NV	1.0	1.0	696	$1,000	$1.44	93d	1	0.14mi
3935 Clear Acre Ln Reno, NV	1.0	1.0	665	$1,250	$1.88	93d	1	0.15mi
3395 Scottsdale Rd Apt 7 Reno, NV	1.0	1.0	710	$1,300	$1.83	93d	1	0.20mi
3948 Clear Acre Ln #257 Reno, NV	1.0	1.0	665	$1,100	$1.65	72d	1	0.24mi
4400 El Rancho Dr Sun Valley, NV	1.0–2.0	1.0–2.0	740	$1,859	$2.51	63d	9	0.45mi
3277 Reno Vista Dr Reno, NV	2.0	1.0	850	$1,744	$2.05	63d	19	0.45mi
2830 Northtowne Ln Reno, NV	1.0–2.0	1.0–2.0	954	$2,060	$2.16	63d	6	0.67mi
1855 Selmi Dr Reno, NV	1.0–3.0	1.0–2.0	1011	$1,467	$1.45	72d	4	0.75mi
2777 Northtowne Ln Reno, NV	1.0–2.0	1.0–2.0	947	$2,402	$2.54	63d	14	0.79mi
3485 Tripp Dr Reno, NV	1.0	1.0	604	$1,095	$1.81	93d	1	0.88mi
1195 Selmi Dr Reno, NV	1.0–3.0	1.0–2.0	1059	$1,915	$1.81	93d	1	0.97mi
5100 W 1st Ave Sun Valley, NV	1.0–3.0	1.0–2.0	836	$1,234	$1.48	72d	1	1.05mi
1795 Sue Way Sparks, NV	3.0	2.0	1044	$1,999	$1.91	72d	1	1.07mi
2210 Patton Dr Unit 10 Reno, NV	1.0	1.0	665	$995	$1.50	63d	1	1.14mi
2200 Patton Dr Reno, NV	1.0	1.0	656	$995	$1.52	70d	1	1.14mi
2000 Silverada Blvd Reno, NV	1.0	1.0	654	$1,265	$1.93	93d	1	1.15mi
2244 Greenbrae Dr Sparks, NV	1.0–2.0	1.0	787	$1,845	$2.34	63d	9	1.16mi
1750 York Way Sparks, NV	2.0	1.0	864	$1,350	$1.56	93d	1	1.16mi
2100 18th St Unit F Sparks, NV	2.0	1.0	750	$1,025	$1.37	72d	1	1.23mi
2075 Patton Dr Unit C Reno, NV	1.0	1.0	525	$1,000	$1.90	63d	1	1.24mi
1664 Manchester Way Sparks, NV	2.0	1.5	996	$1,695	$1.70	93d	1	1.24mi
2280 Oddie Blvd Sparks, NV	2.0	1.0–2.0	663	$1,981	$2.99	63d	14	1.25mi
1835 Desna St Unit A Reno, NV	2.0	1.5	995	$1,825	$1.83	93d	1	1.33mi
4050 Gardella Ave Reno, NV	3.0–4.0	2.0	1161	$1,735	$1.49	63d	3	1.34mi
2141 Centennial Way Reno, NV	2.0	1.0	960	$1,596	$1.66	93d	1	1.43mi
4060 Gardella Ave Reno, NV	3.0	1.0–2.0	1045	$2,197	$2.10	93d	23	1.48mi

HOA detail $434/mo · $5,208/yr condo

• Likely covers: snow removalpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-05
   days on market $174,900 Active 131 DOM
2. 2026-08-04
   days on market $174,900 Active 130 DOM
3. 2026-08-03
   days on market $174,900 Active 129 DOM
4. 2026-08-01
   price $174,900 Active 126 DOM
5. 2026-07-31
   days on market $177,500 Active 126 DOM
6. 2026-07-30
   days on market $177,500 Active 125 DOM
7. 2026-07-29
   days on market $177,500 Active 124 DOM
8. 2026-07-27
   days on market $177,500 Active 122 DOM
9. 2026-07-25
   days on market $177,500 Active 120 DOM
10. 2026-07-23
    days on market $177,500 Active 118 DOM
11. 2026-07-22
    days on market $177,500 Active 117 DOM
12. 2026-07-21
    days on market $177,500 Active 116 DOM
13. 2026-07-18
    days on market $177,500 Active 113 DOM
14. 2026-07-16
    days on market $177,500 Active 111 DOM
15. 2026-07-16
    days on market $177,500 Active 110 DOM
16. 2026-07-14
    days on market $177,500 Active 109 DOM
17. 2026-07-13
    days on market $177,500 Active 108 DOM
18. 2026-07-12
    days on market $177,500 Active 107 DOM
19. 2026-07-11
    days on market $177,500 Active 106 DOM
20. 2026-07-10
    days on market $177,500 Active 105 DOM
21. 2026-07-09
    days on market $177,500 Active 104 DOM
22. 2026-07-08
    days on market $177,500 Active 103 DOM
23. 2026-07-07
    days on market $177,500 Active 102 DOM
24. 2026-07-07
    price $177,500 Active 101 DOM
25. 2026-07-06
    days on market $179,900 Active 101 DOM
26. 2026-07-05
    days on market $179,900 Active 100 DOM
27. 2026-07-04
    days on market $179,900 Active 99 DOM
28. 2026-07-03
    days on market $179,900 Active 98 DOM
29. 2026-07-02
    days on market $179,900 Active 97 DOM
30. 2026-07-01
    days on market $179,900 Active 96 DOM
31. 2026-06-30
    days on market $179,900 Active 95 DOM
32. 2026-06-29
    days on market $179,900 Active 94 DOM
33. 2026-06-28
    days on market $179,900 Active 93 DOM
34. 2026-06-28
    days on market $179,900 Active 92 DOM
35. 2026-06-27
    days on market $179,900 Active 91 DOM
36. 2026-06-25
    pricedays on market $179,900 Active 89 DOM
37. 2026-06-23
    days on market $183,000 Active 87 DOM
38. 2026-06-22
    days on market $183,000 Active 86 DOM
39. 2026-06-18
    days on market $183,000 Active 83 DOM
40. 2026-06-17
    days on market $183,000 Active 82 DOM
41. 2026-06-16
    days on market $183,000 Active 81 DOM
42. 2026-06-15
    price $183,000 Active 80 DOM
43. 2026-06-15
    days on market $185,000 Active 80 DOM
44. 2026-06-14
    days on market $185,000 Active 78 DOM
45. 2026-06-10
    days on market $185,000 Active 75 DOM
46. 2026-06-09
    days on market $185,000 Active 74 DOM
47. 2026-06-08
    days on market $185,000 Active 73 DOM
48. 2026-06-07
    days on market $185,000 Active 72 DOM
49. 2026-06-05
    days on market $185,000 Active 69 DOM
50. 2026-06-03
    days on market $185,000 Active 68 DOM

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

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 4 d/yr ≥94°F today · 11 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: $17,293
• − Mortgage interest: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$874
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − HOA: −$5,208
• − Depreciation: −$5,088
• Taxable loss: −$9,065
• Est. tax savings @ 24.0%: +$2,176
• After-tax cash flow: $-3,875/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 · 12 photos

Fair 45/100 Moderate rehab Est. rehab $24,075–$43,335 screening

This moderate-rehab property requires updates to kitchen cabinets, flooring, paint, windows, and HVAC to improve its condition and value.

Repairs flagged

• Moderate Kitchen cabinets — Worn and dated
• Minor Bathtub and sink — Functional but dated
• Moderate Exterior siding — Weathered and in need of repainting
• Moderate Carpeted floors — Worn and in need of replacement
• Moderate Paint — Faded and in need of fresh coats
• Moderate Windows — Old and in need of replacement

Value-add opportunities

• Both Painting and repainting — Fresh coats can improve curb appeal and interior aesthetics ↑
• Both New flooring — Replacing worn carpet with hardwood or tile can significantly increase value ↑
• Both New kitchen cabinets and countertops — Updating the kitchen can improve functionality and aesthetics ↑
• Both New windows — Replacing old windows with energy-efficient ones can improve comfort and value ↑
• Both HVAC system upgrade — Upgrading the HVAC system can improve comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 16/100

Zoned Schools

Elementary Lois Allen Elementary F NV #311/402 Nat'l #35,191/41,679 Middle Desert Skies Middle School F NV #92/109 Nat'l #12,486/14,009 High Procter R. Hug High School F NV #114/131 Nat'l #15,534/17,239

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

B Composite livability gradescore 78/100

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 · 499,260 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: 14% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in NV)

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

Price history

+4.2% since first listed

15 events — show timeline

• 2026-04-29 Price Changed $185,000 NNRMLS
• 2026-04-06 Relisted — NNRMLS
• 2026-04-06 Price Changed $187,000 NNRMLS
• 2026-03-07 Pending — NNRMLS
• 2026-02-24 Listed $189,500 NNRMLS
• 2025-04-12 Rental Removed $1,195 RENT.
• 2025-03-29 Price Changed $1,195 RENT.
• 2025-03-05 Price Changed $1,250 RENT.
• 2025-02-27 Listed for Rent $1,295 RENT.
• 2020-12-29 Sold (MLS) $172,000 NNRMLS
• 2020-11-16 Contingent — NNRMLS
• 2020-10-27 Price Changed $174,900 NNRMLS
• 2020-09-23 Relisted — NNRMLS
• 2020-08-24 Contingent — NNRMLS
• 2020-08-07 Listed $177,500 NNRMLS