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    Large Land Assemblage in Gardnerville Title is generated by Realmo AI

    1170 Kimmerling Road, Gardnerville, NV 89460

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    Claim this Listing
    For Sale
    $7,980,000

    LAND - Gardnerville, NV

    Lot size:
    198.19 Acres
    Added:
    Apr 29, 2026
    Days on Market:
    18
    Last Refresh:
    May 16 at 9:06 pm

    Property Features for 1170 Kimmerling Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    SFR-2 and NC
    Fencing
    Chain Link
    Standard status
    Active
    APN
    1220-20-001-066
    Lot size
    198.19 Acres

    Taxes and HOA fees

    Tax Annual Amount
    3117

    Utilities

    Utilities
    Water Available
    Sewer type
    Public Sewer
    Water source
    Well
    Water front
    1

    Building Details

    Additional Structures
    Outbuilding

    We can help!

    Listing Contact
    Laura Moline
    Laura Moline

    Listing agent Laura Moline License #S.48448

    Listing office RE/MAX Realty Affiliates 1320 US Hwy 395 N, NV

    Listing date Apr 29, 2026

    MLS# 260005862 Listing URL

    Copyright © 2026 Northern Nevada Regional MLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Dual zoning offers diverse development options, including multi‑family by‑right.
    • Significant water rights included (up to 508 acre‑feet).
    • All utilities are available to the property.
    • Prime location in Douglas County, close to transportation and recreation.
    • Cleared 198.2‑acre site suited for terraced development, featuring a stocked lake.
    • SFR‑2 portion abuts upscale ranchettes, supporting premium single‑family product.

    Overview

    Bing Terraces is a 198.2-acre assemblage consisting of eight parcels offered as a single contiguous sale. The site features dual zoning: Neighborhood Commercial (NC) fronting Kimmerling Road and SFR-2 Receiving Area to the rear. The property conveys with up to 508 acre-feet of primary underground water rights. Utilities available to the property include water, sewer, natural gas, and electricity. The NC portion allows multi-family use by-right, with no rezone required. The SFR-2 portion abuts Chamber's Field ranchettes, suitable for premium single-family development. The terrain is cleared and variable, suited to terraced development, and includes a stocked man-made lake. A Phase I ESA is complete. The site is approximately 1.7 miles from US-395, about 10 minutes from Minden-Tahoe Airport, roughly 30 minutes from South Lake Tahoe, and around 55 minutes from Reno-Tahoe International Airport. The property includes APNs 122021101001, 122016301001, 122016301002, 122016401001, 122017701001, 122017801001, and 122017801002.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop Kitchen & Bath Showroom Department Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Gardnerville
    County
    Douglas
    State
    Nevada
    Longitude
    -119.754085
    Latitude
    38.895558

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    FAQs

    What type of property is this?
    Commercial land - 198.2-acre, 8-parcel assemblage with dual zoning and water rights.
    Where is this commercial land located?
    The property is located at 1170 Kimmerling Road Gardnerville, NV.
    What is the asking price?
    The asking price for this property is $7,980,000.
    What are key features of this property?
    This property features: Dual zoning offers diverse development options, including multi‑family by‑right.; Significant water rights included (up to 508 acre‑feet).; All utilities are available to the property.
    (775) 691-1126
    We can help!
    Listing Contact
    Laura Moline
    Laura Moline
    Real Estate License ID: S.48448
    Learn More
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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.

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    1170 Kimmerling Road, Gardnerville, NV 89460
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