Real Estate Investing in Incline Village, Nevada (89402)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89402 (Incline Village, NV)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 50.6% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 117.6 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Incline Village, NV (89402)?
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Market Analysis: 89402 Incline Village
The 89402 ZIP covers a section of Incline Village that demands careful diligence. Prices near $2.9M look accessible, but the work to make a deal cash flow is real.
The investment case in 89402 is robust only for operators who understand what they are buying. A $2.9M median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 89402 and stronger Incline Village ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Who lives in 89402 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Distressed ZIPs reward experience. substantial returns are possible in 89402, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Incline Village:
Market Trends
Home Value History (with trend line)
📊 How Does 89402 Compare?
| Metric | 89402 | Incline Village | Reno, NV | Nevada |
|---|---|---|---|---|
| Home Value | $2,921,639 | $1,469,644 | N/A | $444,019 |
| 5-Year CAGR | 1.9% | 2.2% | N/A | 6.8% |
| Avg Rent | $2,070 | $3,067 | N/A | - |
| Cap Rate | 0.6% | 1.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 89402 (Incline Village, NV). Anonymous, moderated, never written by AI.
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Property managers serving Washoe County
Manage rentals here? List your business →Incline Property Management has been working with homeowners in the Reno, Carson, and Lake Tahoe region since 1979, specializing in quality second home care, grounds maintenance, home cleaning, inspec summary from their website
PMI Reno provides residential and commercial property management services, including marketing, tenant screening, rent collection, and maintenance. summary from their website
Real Property Management Corazon offers property management services in Reno, NV. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $2,921,639 |
| Monthly Rent | $2,070 |
| Price-to-Rent | 117.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 0.9% |
| Cap Rate | 0.6% |
| 5-Year IRR | 2.4% |
📈 Home Appreciation
| 1-Year | +14.4% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | +1.9% ▲ |
| 10-Year CAGR | +8.1% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (0.6%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 89402
Population: 135
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 89402
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
Kings Beach Elementary
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 3,048 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Where do home prices stand in Incline Village, NV?
Incline Village, NV median home values land near $2.9M. That is reasonable territory for investors looking at $2,070/mo-per-month rentals.
How viable is house hacking in Incline Village, NV?
The house hack math a tougher in Incline Village, NV. Owner-occupant buyers benefit from the $2,070/mo rents and $2.9M home values.
What is the rental occupancy rate in Incline Village, NV?
Occupancy in Incline Village, NV runs consistent with elevated vacancy. Well-priced units at $2,070/mo lease on reasonable timelines.
Are landlord laws favorable in Incline Village, NV?
Incline Village, NV operates under NV law, which is landlord-friendly overall for landlords. Expect reliable treatment in typical lease and eviction cases.
Is Incline Village, NV a good market for buy-and-hold investors?
Investors tracking Incline Village, NV will find a 2.0/5 rating supported by $2.9M median home values and $2,070/mo rents. That profile suits long-term holders targeting even-keeled returns.
You know 89402 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 89402 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 89402 ranks in Reno, NV
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