Real Estate Investing in Incline Village, Nevada (89451)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89451 (Incline Village, NV)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 48.8% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 30.5 — hard to cash-flow at these prices.
What’s happening in Incline Village, NV (89451)?
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Market Analysis: 89451 Incline Village
The 89451 ZIP in Incline Village, NV is a local-operator market. Outside capital chasing a $1.5M entry has to pair deep knowledge with the discount.
On the rental side, the numbers look inviting — $1.5M purchase price, 0.0% nominal cap — the work to hit that pro forma in 89451 is substantial and deserves full respect.
Regionally, 89451 sits on the difficult end of the NV spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
A resilient renter share of 30% in 89451 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 89451 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Incline Village:
Property Strategy for 89451
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $583,839 | $1,950 | 2.4% | +9.6% | $583,839 |
| 2BR | $837,694 | $2,450 | 2.1% | +9.7% | $418,847 |
| 3BR | $1,295,393 | $3,330 | 1.9% | +9.5% | $431,798 |
| 4BR | $2,297,004 | $3,860 | 1.2% | +10.8% | $574,251 |
| 5BR | $4,438,554 | — | — | +10.7% | $887,711 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 89451 Compare?
| Metric | 89451 | Incline Village | Reno, NV | Nevada |
|---|---|---|---|---|
| Home Value | $1,487,294 | $1,469,644 | N/A | $444,019 |
| 5-Year CAGR | 2.6% | 2.2% | N/A | 6.8% |
| Avg Rent | $4,064 | $3,067 | N/A | - |
| Cap Rate | 2.1% | 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 89451 (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 | $1,487,294 |
| Monthly Rent | $4,064 |
| Price-to-Rent | 30.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.3% |
| Cap Rate | 2.1% |
| 5-Year IRR | 4.7% |
📈 Home Appreciation
| 1-Year | +6.0% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +2.6% ▲ |
| 10-Year CAGR | +7.9% ▲ |
🏠 Rent Trends
| 1-Year | +8.0% ▲ |
| 3-Year CAGR | +6.6% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.1%). 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 89451
Population: 9,165
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 89451
Schools in This ZIP Code
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
Does Incline Village, NV make sense for an investment property?
The 3.0/5 investability rating in Incline Village, NV reflects its $1.5M prices and $4,064/mo rents. Investors generally consider it a solid option within NV.
Where do home prices stand in Incline Village, NV?
Incline Village, NV home values average about $1.5M. That price point suits investors targeting rentals with $4,064/mo in monthly income.
What monthly rent should investors expect in Incline Village, NV?
Rental rates in Incline Village, NV average $4,064/mo. Tenant demand and $1.5M home values make the yield look reasonable by investor standards.
Is rental property easy to operate in Incline Village, NV?
The landlord environment in Incline Village, NV is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What is the rental occupancy rate in Incline Village, NV?
Incline Village, NV vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
You know 89451 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 89451 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 89451 ranks in Reno, NV
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