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Property profile & analytics
OFF-MARKET
Estimated value
$2,800,000
Retail space
1090 Kietzke Ln Reno, NV 89502-2712
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US62-0322064
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1970
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
11,641 SF
Lot
0.65 ac (28,314 SF)
Zoning code
GC
APN
013-150-39
UPID
US62-0322064
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
-
Robert Allen Pools & Spas/ Bullfrog Spas (Bike/Boat/Book/etc) Store Kitchen & Bath Showroom
-
Notorious Guitar Hospital (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.45M
CAP Approach
CAP
$2.27M
Comparable Approach
Comparable
$1.81M
Blend (final)
Blend
$2.80M
Owner & transaction history
Zra Enterprises Ltd · 2 yrs held
Zra Enterprises Ltd
since 2023
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
GC · Reno, NV
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.1M
+28.0%
Apartment house (5+ units)
$3.8M
+21.1%
Auto repair, garage
$3.7M
+17.3%
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
$3,770,000
ML approach
$3,445,000
CAP Approach
CAP Return
Estimation
6%
$2,455,000
6.5%
$2,265,000
7%
$2,105,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,175,000
Current use
MEDICAL BUILDING
$4,065,000
Change: +28% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,845,000
Change: +21% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,725,000
Change: +17% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$3,210,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$2.80M
Range $2.52M – $3.08M · ±10% · vs last sale $2.75M (Oct 20 2023)
Last sale anchor
$2.75M
Oct 20 2023
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
$241 / 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
$8,559
Tax year 2023
Assessed value
$259,367
Assessed 2023
Previous assessed
$217,519
+19.2% YoY
Effective rate
3.30%
On assessed value
Assessed land
$143,694
Assessed improvement
$115,673
Land market value
$410,553
Improvement market value
$330,495
Total market value
$741,048
Applied tax rate
1,000.0000
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
1970
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Units
1
Total area
11,641 SF
Lot
0.65 ac (28,314 SF)
Zoning code
GC
APN
013-150-39
UPID
US62-0322064
Jurisdiction
WASHOE
Zoning & alternative use
GC · Reno, NV
Zoning GC · permitted uses
GC · 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
$3.2M
MEDICAL BUILDING
Est. value
$4.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.8M
AUTO REPAIR, GARAGE
Est. value
$3.7M
INDUSTRIAL (GENERAL)
Est. value
$3.2M
RETAIL STORES Current
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
1970
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
0.65 ac
Current owner
From public records · entity-resolved
Zra Enterprises Ltd
Entity
Mailing address
2250 BLUE HERON CIR, RENO, NV 89523-9528
Ownership since
2023
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
Oct 20, 2023
$2,750,000
Zra Enterprises Ltd
Greg S Ricchini
Bargain And Sale Deed
$1,925,000 · Western Alliance Bank
Feb 21, 2023
$1,566,343
Greg S Ricchini
Kietzke Holdings LLC
Bargain And Sale Deed
—
Feb 21, 2023
—
Krista Lee Freelove
Christopher Robbins
Intrafamily Transfer
related
$1,600,000 · Bingham Financial Services Corp
Jan 21, 2016
$1,398,000
Kietzke Holdings LLC
Sterling Living Trust
Grant Deed
related
$1,050,000 · Western Alliance Bk
Jul 18, 2007
$1,700,000
Sterling Living Trust
Warren Family Trust
Grant Deed
$1,045,000 · Warren Family Trust
Jun 12, 2007
—
Warren Family Trust
Warren,robert & Evis A
Quit Claim Deed
related
—
Oct 26, 1999
$960,000
Robert Warren
Noroe,bruce R & Rebecca R
Grant Deed
$1,097,595 · Bank Of The West
Oct 15, 1996
$535,000
Moore,bruce R & Rebecca R
Sunbelt Enterprises
Trustees Deed
—
Oct 15, 1996
$395,000
Sunbelt Enterprises
H & R Development Co
Trustees Deed
—
—
—
Robert Wawrren
—
Deed Of Trust
related
$620,000 · Heritage Bank Nevada
—
—
Robert Warren
—
Deed Of Trust
related
$504,000 · Nevada State Development Corp
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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