How to BRRRR in Reno, NV

Start with the gross math. Reno's typical home value is $570,934; ZORI (Zillow's rent index) sits at $1,877/mo. That's 3.95% gross annual yield. That's below the national 4-5% baseline — gross yield this thin doesn't cover today's debt cost on a 75% LTV refi. BRRRR will fight the math here.

Run the DSCR sanity check. Assume 75% LTV refi at 7.5% interest, 30-year, plus taxes + insurance + 8% PM + 8% vacancy/capex reserve. On these inputs your DSCR will likely come in under 1.10 in Reno — most lenders won't refi at that ratio without a rate-buydown or larger equity contribution. Plan to leave 25-30% in the deal instead of the textbook 0%.

Rent demand color: Reno rents ($1,877) are within 10% of the national median. Rent isn't the constraint or the catalyst — focus on getting acquisition + rehab in tight enough that the math works on standard local rents.

Refi appraisal risk: Reno home values are flat YoY — refi appraisals should support your renovated comp on a properly scoped rehab. No softening tailwind to worry about, no appreciation tailwind to lean on.