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Property profile & analytics
OFF-MARKET
Estimated value
$1,195,000
Commercial land
1102 Victorian Ave Sparks, NV 89431
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US62-1286272
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1995
Total area
10,500 SF
Lot
0.24 ac (10,498 SF)
Zoning code
MUD
APN
032-183-09
UPID
US62-1286272
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
by Request
Comparable Approach
Comparable
$1.06M
Blend (final)
Blend
$1.20M
Owner & transaction history
Smooth Bourbon LLC · 4 yrs held
Smooth Bourbon LLC
since 2022
7 recorded transactions
Zoning & alternative use
MUD · Sparks, NV
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 Sparks submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sparks 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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.20M
Range $1.08M – $1.31M · ±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
$114 / 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
$1,840
Tax year 2023
Assessed value
$52,240
Assessed 2023
Previous assessed
$46,505
+12.3% YoY
Effective rate
3.52%
On assessed value
Assessed land
$44,100
Assessed improvement
$8,140
Land market value
$126,000
Improvement market value
$23,258
Total market value
$149,258
Applied tax rate
2,000.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1995
Heating
NONE
Total area
10,500 SF
Lot
0.24 ac (10,498 SF)
Zoning code
MUD
APN
032-183-09
UPID
US62-1286272
Jurisdiction
WASHOE
Zoning & alternative use
MUD · Sparks, NV
Zoning MUD · permitted uses
MUD · Sparks, NV
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sparks. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1995
Heating
NONE
Lot
0.24 ac
Current owner
From public records · entity-resolved
Smooth Bourbon LLC
Entity
Mailing address
222 VIA MARNELL WAY, LAS VEGAS, NV 89119-3522
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 30, 2023
—
Nugget Sparks LLC
—
Deed
related
$760,000,000 · Goldman Sachs Bank USA
May 9, 2022
—
Smooth Bourbon LLC
Nugget Sparks LLC
Correction Deed
related
—
Mar 10, 2022
—
Smooth Bourbon LLC
Nugget Sparks LLC
Bargain And Sale Deed
—
Jan 14, 2019
—
Nugget Sparks LLC
—
Grant Deed
related
$120,000,000 · Bank Of America
Apr 20, 2018
$6,220,000
Smooth Bourbon LLC
Nugget Sparks LLC
Trustees Deed
$22,630,000 · Western Alliance Bk
Apr 20, 2018
—
Nugget Sparks LLC
—
Loan Modification
related
$180,000,000 · Bank Of America/il
Jun 10, 2016
$700,000
Nugget Sparks LLC
11th St Ents LLC
Grant Deed
—
Jun 26, 2007
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
Jun 21, 2005
—
11th Street Ents LLC
Giudici,carl
Quit Claim Deed
related
—
Apr 1, 2005
$675,000
Carl Giudici
Zundel David & S Trust
Grant Deed
—
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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