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    866 Southwood Blvd Incline Village, NV 89451

    Sponsored
    For Sale
    Under Contract
    $2,549,000

    MULTI_FAMILY - Ranch - Incline Village, NV

    Type:Single Family Residence
    Property size:
    6,074 SF
    Lot size:
    0.28 Acres
    Days on Market:
    26
    Last Refresh:
    Jan 31 at 4:06 am

    Property Features for 866 Southwood Blvd

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Single Family Residence
    Standard status
    Active Under Contract
    APN
    132-222-08
    Patio and Porch features
    Patio
    Interior features
    WindowTreatments
    Exterior features
    Balcony, Patio
    Size
    6,074 SF
    Lot size
    0.28 Acres

    Utilities

    Heating system
    Baseboard, Electric (Heating)

    Building Details

    Year built
    1965
    Floors in Building
    2
    Number of units
    6
    Flooring type
    Carpet, Vinyl, Tile
    Building materials
    Block, Frame, Masonry, Concrete
    Roof type
    Flat, Composition, Metal
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Matthew B. Biscotti

    Coldwell Banker Incline Village Realty (775) 831-1515

    Listing agent Matthew B. Biscotti (775) 443-6088 License #S.190759

    Listing date Jan 6, 2026

    MLS# 1018605 Listing URL

    Copyright © 2026 Incline Village Board of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Incline Village Multifamily Investment Opportunity

    This multifamily property, built in 1965, is located in Incline Village, NV, near Lake Tahoe. The property contains six units: five apartments with two bedrooms and one bathroom each, and one larger apartment with three bedrooms, two bathrooms, and a 35-foot balcony. The building has been renovated with new kitchens, bathrooms, front doors, flooring, baseboard heaters, and a metal roof with heated gutters. Approximately two-thirds of the building features new windows and sliders. Additional improvements include a new sewer clean out, water line, water meter, retaining wall, and paver walkways. A 14-car parking lot is available. The property also features a common area laundry room with coin-operated washer and dryer, an electric water heater, and storage lockers for each unit. The property is situated within walking distance of beaches, the Hyatt, restaurants, shops, markets, a recreation center, and hiking trails, and is located just three blocks from Lakeshore Boulevard. Two 18-hole golf courses are located a few minutes away. The lot size is 0.2846 acres, and the property size is 6074 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Restaurant Realty agency Law Firm Building Supply Dental Office Spa & Massage Wholesale Shop Auto Repair Shop Hair Salon Clothing Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Incline Village
    County
    Washoe
    State
    Nevada
    Longitude
    -119.955018
    Latitude
    39.246898

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    FAQs

    What type of property is this?
    Apartment building - Rare renovated 6-unit apartment building near Lake Tahoe.
    Where is this apartment building located?
    The property is located at 866 Southwood Blvd Incline Village, NV.
    What is the asking price?
    The asking price for this property is $2,549,000.
    What are key features of this property?
    This property features: - Prime location in the heart of Incline Village, walking distance to beaches, Hyatt, restaurants, shops, and recreation center.; - Rare opportunity: Pre-TRPA grandfathered coverage.; - Six-unit apartment building with a mix of 2-bedroom and 3-bedroom apartments.
    (775) 443-6088
    Request Owner's contact information
    866 Southwood Blvd Incline Village, NV 89451
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    Incline Village, NV 89451
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    866 Southwood Blvd Incline Village, NV 89451
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    We can help!
    Listing Contact
    Matthew B. Biscotti
    Real Estate License ID: S.190759
    (775) 443-6088
    Learn more
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