Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$44,205,000
Hotels
1 Main St Sandy Valley, NV 89019-1602
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US62-0497763
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
292,788 SF
Lot
19.31 ac (841,144 SF)
APN
217-14-501-001
UPID
US62-0497763
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$57.77M
Comparable Approach
Comparable
$46.80M
Blend (final)
Blend
$44.21M
Owner & transaction history
Svic Land LLC · 4 yrs held
Svic Land LLC
since 2022
Last sale
$44.7M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Sandy Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sandy Valley submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$40,550,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$62,585,000
6.5%
$57,770,000
7%
$53,645,000
Blend value · Realmo final
$44.21M
Range $39.78M – $48.63M · ±10% · vs last sale $44.74M (Feb 24 2022)
Last sale anchor
$44.74M
Feb 24 2022
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$151 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$34,382
Tax year 2023
Assessed value
$3,337,289
Assessed 2024
Previous assessed
$3,839,903
-13.1% YoY
Effective rate
1.03%
On assessed value
Assessed land
$883,201
Assessed improvement
$2,454,088
Land market value
$2,523,431
Improvement market value
$7,011,680
Total market value
$9,535,111
Applied tax rate
104.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Buildings
3
Stories
12
Units
824
Total area
292,788 SF
Lot
19.31 ac (841,144 SF)
APN
217-14-501-001
UPID
US62-0497763
Jurisdiction
CLARK
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Stories
12
Buildings
3
Units
824
Lot
19.31 ac
Current owner
From public records · entity-resolved
Svic Land LLC
Entity
Mailing address
550 W PLUMB LNB506, RENO, NV 89509-3468
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2022
—
Svic Land LLC
Jean Development West LLC
Re-recorded Document
related
—
Feb 24, 2022
$44,738,550
Svic Land LLC
Jean Development West LLC
Bargain And Sale Deed
—
Jul 12, 2021
—
Jean Development South LLC
—
Deed
related
$36,000,000 · Western Alliance Bank
Nov 4, 2020
—
Jean Dev South LLC
—
Deed
related
$27,175,469 · Qc Standby 7 LLC
May 4, 2015
$3,698,123
Jean Dev South LLC
Jean Dev Co LLC
Quit Claim Deed
related
—
—
—
Jean Dev West LLC|jean Dev North LLC
—
Deed Of Trust
related
$14,000,000 · Lv Data LLC
—
—
Jean Dev South LLC
—
Deed Of Trust
related
$14,000,000 · Qc Standby 7 LLC
—
—
Jean Dev South LLC
—
Deed Of Trust
related
$27,175,469 · Qc Standby 7 LLC
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 1 Main St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
