$650,000 Active

778 Mustang Lane

Gardnerville, NV 89410

✓ STR Allowed — Permit Required

Douglas County NV STR permit required — the county allots only about 600 permits and availability is hit-and-miss, so expect a possible waitlist. Check HOA rules too — many communities in this area restrict short-term rentals.

3 Beds

2.0 Baths

1,390 Sq Ft

Virtual Tour

About This Property

Wake up to sweeping mountain views at 778 Mustang Ln, tucked into the heart of Thompson Acres on over an acre of open, usable land. This 3 bed, 2 bath home offers 1,390 sq ft of comfortable living space with a cozy gas fireplace and fresh interior paint throughout. The primary bath features heated flooring for a touch of everyday luxury, and recent updates include both toilets replaced, new garage flooring, and a newly fenced side yard - move-in ready with room to make it your own. Step outside and take in the kind of quiet, unobstructed mountain views that make Ruhenstroth so special - peaceful, wide open, and framed by the surrounding peaks. Generous RV parking with a newly installed clean-out makes room for the toy hauler or horse trailer. Zoned for horses and just minutes from downtown Gardnerville, this is a rare chance to own a slice of true Carson Valley serenity.

Listed by Michelle Hahl — Sierra Sotheby's International

Listing Details

Status Active

MLS # 260010011

Days on Market 1

Price/Sq Ft $468

Property History

Aug 03, 2026

Listed for sale

$650,000

Property Overview

Beds 3

Baths 2.0

Sq. Ft. 1,390

Lot Size 1.18 acres

Stories 1

Year Built 1990

Property Type Single Family Residence

STR Jurisdiction Douglas County

APN 1220-24-501-016

Parking

Garage Spaces 2

Total Parking 2

Parking Features Attached, Garage, RV Access/Parking

Attached Garage Yes

Exterior & Lot

Exterior Features None

Lot Features Landscaped, Level, Sprinklers In Front

View Mountain(s)

Roof Pitched, Tile

Foundation Crawl Space, Full Perimeter

Utilities & Systems

Heating Fireplace(s), Forced Air, Natural Gas

Cooling Central Air

Financial

Annual Tax $2,292

Schools

Elementary School Scarselli

Middle School Pau-Wa-Lu

High School Douglas

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STR Investment Analysis

See projected rental revenue, occupancy rates, and investment scores.

STR Investment Analysis

Permitted Zone

STRUCTURAL SCORE Excellent

PROJECTED ANNUAL REVENUE

$142,500 ($118K – $167K range)

~$11,875 per month

Avg Nightly

$485

Occupancy

68%

Cap Rate

5.2%

STR Investment Analysis

STRUCTURAL SCORE

PROJECTED ANNUAL REVENUE

Avg Nightly

Occupancy

Cap Rate

Est. NOI Net Operating Income = annual gross rental revenue minus operating expenses (cleaning, property management, taxes, insurance, HOA, utilities, maintenance, supplies) — but before mortgage payments.

We estimate it as NOI = Projected Annual Revenue × 40%, assuming ~60% of gross goes to operating expenses on a typical Tahoe STR.

NOI feeds the cap rate below: Cap Rate = NOI ÷ List Price.

Legal Occupancy

MONTHLY REVENUE

AVERAGE DAILY RATE

ADJUSTED OCCUPANCY

Estimates based on 2024-2025 comparable rental performance. Actual results vary.

Cost Segregation Tax Savings

Estimated first-year bonus depreciation savings

Estimated First-Year Tax Savings

via bonus depreciation

Land Value

Improvement Basis

5-Year Property (18%)

15-Year Property (10%)

Tax Bracket:

Estimates are for informational purposes only and do not constitute tax advice. Consult a qualified CPA or tax professional for your specific situation. Actual savings depend on individual tax circumstances.

Payment calculator

$0 per month

Principal & interest

Property taxes

HOA dues

From MLS listing data.

Home insurance

Insurance estimate only — Tahoe wildfire-zone rates vary; get a local broker quote for accuracy.

Down payment

20% ($130,000)

Home price

$650,000

Loan details

30-yr fixed, 6.5%

Start Time

End Time

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