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Property profile & analytics
OFF-MARKET
Estimated value
$1,395,000
Retail space
1085 Virginia St, Reno, NV 89502-2778
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US62-1305772
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1987
Construction
WOOD
Total area
7,707 SF
Lot
0.4 ac (17,598 SF)
Zoning code
MUMC
APN
014-064-26
UPID
US62-1305772
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
Current use
Occupant on record · Public records
-
The Studio Reno Gym & Fitness Center
-
Sacred Roots Yoga Teacher Training & Workshops Gym & Fitness Center
-
Jade Cannabis Co. (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.50M
Comparable Approach
Comparable
$917k
Blend (final)
Blend
$1.40M
Owner & transaction history
Green Wagon Reno LLC · 6 yrs held
Green Wagon Reno LLC
since 2019
7 recorded transactions
Zoning & alternative use
MUMC · Reno, NV
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$2.1M
+1.1%
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 Reno submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Reno 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,625,000
6.5%
$1,500,000
7%
$1,395,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,100,000
Current use
INDUSTRIAL (GENERAL)
$2,125,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$1.40M
Range $1.26M – $1.53M · ±10%
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
$181 / 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
$14,764
Tax year 2023
Assessed value
$399,385
Assessed 2023
Previous assessed
$326,411
+22.4% YoY
Effective rate
3.70%
On assessed value
Assessed land
$163,856
Assessed improvement
$235,529
Land market value
$468,160
Improvement market value
$672,940
Total market value
$1,141,100
Applied tax rate
1,002.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1987
Construction
WOOD
Heating
YES
Cooling
YES
Stories
2
Units
1
Total area
7,707 SF
Lot
0.4 ac (17,598 SF)
Zoning code
MUMC
APN
014-064-26
UPID
US62-1305772
Jurisdiction
WASHOE
Zoning & alternative use
MUMC · Reno, NV
Zoning MUMC · permitted uses
MUMC · Reno, NV
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Reno. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.1M
INDUSTRIAL (GENERAL)
Est. value
$2.1M
RETAIL STORES Current
INDUSTRIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1987
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
2
Units
1
Lot
0.4 ac
Current owner
From public records · entity-resolved
Green Wagon Reno LLC
Entity
Mailing address
5101 MTN FOLIAGE DR, LAS VEGAS, NV 89148-1457
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 15, 2022
—
Green Wagon LLC
—
Deed
related
$4,950,000 · Bokf NA
Aug 2, 2019
$1,500,000
Green Wagon Reno LLC
Medifarm I Real Estate LLC
Grant Deed
—
Oct 6, 2015
$1,200,000
Medifarm I Real Estate LLC
Currier,david & Debra
Grant Deed
—
Jun 6, 2014
—
Brennan,kathleen Trust
Tax Receiver Of Washoe County
Tax Deed
related
—
Mar 31, 2011
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
Jan 30, 2004
$845,000
David Currier
Rimfire26 INC
Grant Deed
—
May 31, 2002
$620,000
Rimfire26 INC
Van,kiet T & Dung T
Grant Deed
$520,000 · Kiet T & Dung T Van
Jun 2, 2000
$500,000
T Van Kiet
Epperson Trust
Grant Deed
$298,700 · Wells Fargo Bank Nevada
—
—
Epperson Trust
—
Deed Of Trust
related
$225,000 · Nevada State Bank
—
—
Rimfie26 INC
—
Deed Of Trust
related
$100,000 · Robert D Smyly
—
—
David D Currier
—
Deed Of Trust
related
$226,472 · Rimfire26
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.
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