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    395 C St Virginia City, NV 89440
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    395 C St, Virginia City, NV 89440

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    • Retail properties & Spaces
    • 4,140 SF
    • 0.10 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Retail properties & Spaces

    Property Details for 395 C St

    Year built
    1873
    Lot size
    0.10 lot acres
    Property type
    Retail properties & Spaces
    Property subtype
    Restaurants

    Description

    This exceptional property in Virginia City, Nevada, presents a rare opportunity to own a piece of history and secure a lucrative investment. The 4,140 square foot property comprises two buildings on a 0.1-acre lot. The main building, a beautifully preserved two-story stone and brick structure dating back to 1873, currently houses a thriving 55-seat restaurant and bar occupying 2,186 square feet on the ground floor and an additional 1,250 square feet upstairs, with 440 square feet improved. The restaurant is currently operating at 100% occupancy. Adjacent to the main building is a separate two-story, 1,199 square foot, three-bedroom, two-bathroom home, currently rented month-to-month. This offers potential for owner occupancy or additional rental income as an Airbnb. The property boasts a prime location on a main street, just blocks from the fairgrounds, benefiting from high tourist traffic and local events. The Commercial Residential (CR) zoning allows for diverse uses, including retail, bar, restaurant, or a combination. The property features two keys, two units, and two buildings, all built in 1873 and renovated in 2004. The asking price is $1,250,000, with a price per square foot of $301.93 and a price per unit of $625,000. Its proximity to Reno, Lake Tahoe, and major tech companies adds to its investment appeal. This well-maintained property offers a unique blend of historical charm, income-generating potential, and strategic location, making it an ideal investment for those seeking both immediate returns and long-term growth. Enjoy the scenic views, rich history, and vibrant atmosphere of Virginia City while capitalizing on this exceptional opportunity.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Virginia City
    County
    Storey
    State
    Nevada
    Longitude
    -119.652
    Latitude
    39.3054

    Comparable in this City

    • Value Estimation
      $2,000,000
      12,900 SF

      160 C St

      STORE/OFFICE (MIXED USE)
      160 C St, Virginia City, NV 89440-9817
      View Details
    • Value Estimation
      $1,000,000
      16,158 SF

      28 C St

      STORE/OFFICE (MIXED USE)
      28 C St, Virginia City, NV 89440
      View Details
    • Value Estimation
      $855,000
      6,824 SF

      85 C St

      STORE/OFFICE (MIXED USE)
      85 C St, Virginia City, NV 89440-9806
      View Details
    • Value Estimation by Request
      300 SF

      1795 Main St

      STORE/OFFICE (MIXED USE)
      1795 Main St, Virginia City, NV 89440
      View Details
    • Value Estimation
      $700,000
      4,775 SF

      68 C St

      STORE/OFFICE (MIXED USE)
      68 C St, Virginia City, NV 89440
      View Details
    • Value Estimation by Request
      3,500 SF

      56 C St

      STORE/OFFICE (MIXED USE)
      56 C St, Virginia City, NV 89440
      View Details

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    Virginia City, NV 89440
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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.

    More about this property
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