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Property profile & analytics
OFF-MARKET
Estimated value
$900,000
Assisted living facilities
1235 Glenda Way Reno, NV 89509-4731
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US62-0413527
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1986
Construction
WOOD
Total area
9,492 SF
Lot
0.3 ac (13,242 SF)
Zoning code
MF30
APN
019-331-10
UPID
US62-0413527
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
-
Home Away From Home Assisted Nursing Home Retirement Community
-
Reeds Manor Retirement Community Nursing Home
-
Sierra Intelligence Group, LLC Law Firm Security Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$915k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$900k
Owner & transaction history
Scott M Reddy · 4 yrs held
Scott M Reddy
since 2022
Last sale
$900,000
7 recorded transactions
Zoning & alternative use
MF30 · Reno, NV
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.3M
+165.6%
Auto repair, garage
$1.2M
+126.4%
Medical building
$1.1M
+107.8%
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
$875,000
ML approach
$915,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,345,000
Change: +166% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,150,000
Change: +126% · Conversion: Difficult
MEDICAL BUILDING
$1,055,000
Change: +108% · Conversion: Difficult
Blend value · Realmo final
$900k
Range $810k – $990k · ±10% · vs last sale $900k (Jul 21 2022)
Last sale anchor
$900k
Jul 21 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
$95 / 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
$7,433
Tax year 2023
Assessed value
$221,588
Assessed 2023
Previous assessed
$187,254
+18.3% YoY
Effective rate
3.35%
On assessed value
Assessed land
$39,627
Assessed improvement
$181,961
Land market value
$113,219
Improvement market value
$519,888
Total market value
$633,107
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1986
Construction
WOOD
Heating
YES
Cooling
YES
Stories
2
Units
1
Bathrooms
16
Total area
9,492 SF
Lot
0.3 ac (13,242 SF)
Zoning code
MF30
APN
019-331-10
UPID
US62-0413527
Jurisdiction
WASHOE
Zoning & alternative use
MF30 · Reno, NV
Zoning MF30 · permitted uses
MF30 · 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
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.1M
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1986
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
2
Units
1
Bathrooms
16
Lot
0.3 ac
Current owner
From public records · entity-resolved
Scott M Reddy
Individual
Mailing address
14765 CHATEAU AVE, RENO, NV 89511-4519
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
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 21, 2022
—
Scott M Reddy
Scott M Reddy
Intrafamily Transfer
related
—
Jul 10, 2020
$900,000
Scott Reddy
Chunyuan Gao
Grant Deed
—
Dec 28, 2017
$900,000
Chunyuan Gao
Reeds Manor 2 LLC
Grant Deed
—
Dec 30, 2016
—
Reeds Manor 2 LLC
Reed James & Monette Trust
Quit Claim Deed
related
$1,085,000 · Pender Cap Asset Based Lndg Fu
Oct 10, 2016
—
Monette Reed
—
Deed
related
$30,000 · Lucita Wong
Sep 12, 2016
—
Monette Reed
—
Deed
related
$40,000 · Ernesto Beltejar
Aug 3, 2016
—
Reed,james & M Living Trust
—
Deed
related
$480,000 · Gryphon Trust (pt)
Jun 8, 2016
—
Better Samaritan INC
—
Deed
related
$670,000 · Western Highland Fund II
Dec 16, 2015
—
Better Samaritan INC
Better Samaritan INC
Quit Claim Deed
—
Apr 2, 2014
$700,000
Better Samaritan INC
Bella Vita Reno Holdings LLC
Grant Deed
$600,000 · Bella Vita Reno Holdings LLC
Oct 4, 2012
—
Bella Vita Reno Holdings LLC
Cooper,rachel A
Grant Deed
—
Sep 14, 2012
$700,000
Rachel A Cooper
Home Away From Home
Grant Deed
$640,000 · Home Away From Home
Sep 14, 2012
—
Piper L Gals
Gals,erik
Quit Claim Deed
related
—
Jan 3, 2000
$545,000
Away From Home Home
Nevada Self Help Foundation
Grant Deed
$435,000 · Bank Of America
—
—
Reed,james & M Living Trust
—
Deed Of Trust
related
$570,000 · Western Highland Fund II
—
—
Reed,james & M Living Trust
—
Deed Of Trust
related
$480,000 · Gryphon Trust (pt)
—
—
Better Samaritan INC
—
Loan Modification
related
$670,000 · Western Highland Fund II
—
—
Monette Reed
—
Deed Of Trust
related
$30,000 · Lucita Wong
—
—
Monette Reed
—
Deed Of Trust
related
$40,000 · Ernesto Beltejar
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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