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    Freestanding Outback Steakhouse Title is generated by Realmo AI

    3645 S Virginia Street, Reno, NV 89509

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    New
    For Sale
    $3,968,000

    Absolute NNN investment with a long remaining lease and fixed annual rental growth.

    Type:Retail
    Added:
    Jun 1, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 1 at 11:06 pm

    Property Features for 3645 S Virginia Street

    General Information

    Standard status
    Active
    Property subtype
    Retail

    Building Details

    Year Built
    1997

    Properties For Sale

    at 3645 S Virginia Street Contact us

    We can help!

    Listing Contact
    Patrick Luther
    Patrick Luther

    Listing agent Patrick Luther License #01912215

    Listing office SRS Real Estate Partners Newport Beach

    Listing date Jun 1, 2026

    Source Srsre

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of SRS Real Estate Partners Newport Beach

    HighLights

    • Fee simple interest (land and building) in a freestanding Outback Steakhouse on an absolute NNN basis
    • Tenant Outback Steakhouse has over 18 years remaining on the initial lease with 3 (5‑year) options to extend
    • Lease includes rare 2% annual rental increases throughout the initial term
    • Lease is franchisee guaranteed by Cerca Trova, an Outback Steakhouse Franchisee operator with over 100 locations across the western U.S.
    • Year built: 1997

    Overview

    SRS National Net Lease Group is pleased to offer the fee simple interest in an absolute NNN, freestanding Outback Steakhouse investment property. The offering includes land and building and is structured as a management-free, passive investment given the absolute NNN lease terms with zero landlord responsibilities.

    The tenant, Outback Steakhouse, is in place under an initial lease that includes over 18 years remaining, along with three (5-year) options to extend, reflecting a long-term commitment to the site. The lease includes rare 2% annual rental increases throughout the initial term, designed to steadily grow NOI while helping hedge against inflation.

    The lease is franchisee guaranteed by Cerca Trova, an experienced Outback Steakhouse franchise operator with over 100 Outback locations across the western United States, representing approximately 15% of all Outback locations in the U.S. For investors seeking a stabilized, income-oriented restaurant asset with minimal ongoing owner involvement, this fee simple absolute NNN structure offers a straightforward path to ownership.
    Location Intelligence

    Current Use by Public Records

    Outback Steakhouse Restaurant

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Hotel & Motel

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

    Similar Places Nearby

    • Toucan Charlie's Buffet & Grille — 3800 S Virginia St, Reno, NV 89502

    Location Insight

    • Map
    • Local Demand
    City
    Reno
    County
    Washoe
    State
    Nevada
    Longitude
    -119.7974869
    Latitude
    39.4897666

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    FAQs

    What type of property is this?
    Conventional restaurant - Absolute NNN investment with a long remaining lease and fixed annual rental growth.
    Where is this conventional restaurant located?
    The property is located at 3645 S Virginia Street Reno, NV.
    What is the asking price?
    The asking price for this property is $3,968,000.
    What are key features of this property?
    This property features: Fee simple interest (land and building) in a freestanding Outback Steakhouse on an absolute NNN basis; Tenant Outback Steakhouse has over 18 years remaining on the initial lease with 3 (5‑year) options to extend; Lease includes rare 2% annual rental increases throughout the initial term
    (480) 221-4221
    We can help!
    Listing Contact
    Patrick Luther
    Patrick Luther
    Real Estate License ID: 01912215
    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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