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Single Family ResidenceResidential
$498,251$478 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 94How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Jul 14, 2026
Last sold for $165,500 on May 20, 2026

1865 SIMPSON AVE

RENO, NV 89503
3
Beds
1
Baths
1,042 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.14 ac
Lot SizeThe size of the land the home sits on, from county records.
1953
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
1
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$498K
$469K low$527K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$165,500 · May 20, 2026
Est. Owner EquityRoughly how much of the home's value the owner would keep after paying off known loans. It is our estimate minus the loans still owed.$119,501
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$95,601
Loan-to-ValueHow much is still owed on the home compared to what it is worth. 80% means loans equal 80% of our estimate, so it shifts when the estimate does.77%
1st MortgageA loan still believed to be open on this home, in the order lenders get repaid. The first position is paid back before the second.$378,750
Null Placeholder · 6.37% 2 · recorded May 20, 2026

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$773 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$57,783 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$40,285
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$17,498
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$57,228
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$93,522

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountyWASHOE
Lot (acres)The size of the land the home sits on, from county records.0.14
ConstructionThe main material the home's frame and walls are built from.Frame (Unspecified)
RoofThe main material covering the roof, such as asphalt shingle or tile.Composition Shingle
HeatingThe type of heating system in the home.Floor/Wall Furnace
CoolingThe type of cooling or air conditioning in the home.Wall Unit
PoolWhether the property has a pool, and what kind, such as in-ground.No
FeaturesExtra features found in county records. Records are not complete everywhere, so a missing feature does not always mean the home lacks it.Shed · 144 ft²Porch · 50 ft²

Transaction History(8)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Peavine Elementary SchoolB
Elementary · Grades KG–5 · 0.3 mi
M
Archie Clayton Middle SchoolC+
Middle · Grades 6–8 · 0.8 mi
H
Reno High SchoolA-
High · Grades 9–12 · 1.9 mi

District: Washoe County School District

Neighborhood · ZIP 89503These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.116
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.87
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.292

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.92%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.21%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.18%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.8%
PopulationHow many people live in this area.28,352
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.4,321 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$64,567
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$87,710
Average tempThe average temperature here across a full year.51°F
Annual precipHow much rain and melted snow falls here in a typical year.10 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.79%

Ownership

OccupancyWhether the owner appears to live here or somewhere else. It is inferred from the mailing address on record.Absentee owner
Company ownedWhether the owner is a company or trust rather than a person.Yes

Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

1865 Simpson Ave measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth less than 65% of homes in Washoe County
  • Costs more per square foot than 96% of homes in Old Northwest
  • Smaller than 89% of homes in Washoe County
  • Has a smaller lot than 66% of homes in Old Northwest
  • Older than 95% of homes in Washoe County

What homes are worth in Reno 89503

Each bar is how many homes fall in that price range. The marker is this home.

This home
$188K$759K

This home is worth more than 54% of homes in Reno 89503.

How it measures up in Reno 89503

The dot is this home. The mark in the middle is the typical home in Reno 89503.

Estimated value$498,251
CheaperTypical $488,993Pricier

Pricier than 54% of homes nearby

Price per ft²$478
CheaperTypical $336Pricier

Pricier than 94% of homes nearby

Living area1,042 ft²
SmallerTypical 1,359 ft²Bigger

Bigger than 17% of homes nearby

Lot size0.14 ac
SmallerTypical 0.15 acBigger

Bigger than 44% of homes nearby

Year built1953
OlderTypical 1972Newer

Newer than 15% of homes nearby

How 1865 Simpson Ave ranks against every home in each area.
MeasureThis homeOld NorthwestReno 89503Washoe County
Estimated valuepricier than$498,25154% of homes54% of homes35% of homes
Price per ft²pricier than$47896% of homes94% of homes87% of homes
Living areabigger than1,042 ft²13% of homes17% of homes11% of homes
Lot sizebigger than0.14 ac34% of homes44% of homes34% of homes
Year builtnewer than19539% of homes15% of homes5% of homes

About 1865 Simpson Ave

How much is 1865 Simpson Ave, Reno, NV worth?

The TopHap Estimate for 1865 Simpson Ave, Reno, NV is $498,251 as of Jul 14, 2026. The likely range is $469,194 to $527,308. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 1865 Simpson Ave, Reno, NV last sell?

1865 Simpson Ave, Reno, NV last sold on May 20, 2026 for $165,500, according to the county's recorded deed. TopHap holds 3 recorded sales for this parcel.

How big is 1865 Simpson Ave, Reno, NV?

1865 Simpson Ave, Reno, NV has 3 bedrooms, 1 bathrooms, 1,042 square feet of living space and a 0.14-acre lot.

When was 1865 Simpson Ave, Reno, NV built?

1865 Simpson Ave, Reno, NV was built in 1953, making it 73 years old. The building has 1 story.

What schools serve 1865 Simpson Ave, Reno, NV?

1865 Simpson Ave, Reno, NV is assigned to Peavine Elementary School (elementary), rated B; Archie Clayton Middle School (middle), rated C+; Reno High School (high), rated A-. All sit in Washoe County School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 1865 Simpson Ave, Reno, NV compare to other homes in Reno 89503?

Among the 8,876 homes in Reno 89503, it is worth more than 54% of them ($498,251 against a typical $488,993), its price per square foot is higher than 94% of them ($478 against a typical $336), it is bigger than 17% of them (1,042 ft² against a typical 1,359 ft²), its lot is bigger than 44% of them (0.14 ac against a typical 0.15 ac) and it is newer than 15% of them (1953 against a typical 1972). Measured against all of Washoe County, it is worth more than 35% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 1865 Simpson Ave, Reno, NV?

The 2025 property tax bill for 1865 Simpson Ave, Reno, NV was $773. The county assessed it at $57,783.

Closest homes

More homes in Reno 89503

Assigned schools

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