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Property profile & analytics
OFF-MARKET
Estimated value
$2,525,000
Retail space
1236 Glendale Ave Sparks, NV 89431-5602
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US62-0071447
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1974
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
13,440 SF
Lot
0.5 ac (21,606 SF)
Zoning code
I
APN
032-302-24
UPID
US62-0071447
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
-
Lam Tex Composites Corporation Corporate Office Factory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.56M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.59M
Blend (final)
Blend
$2.53M
Owner & transaction history
Kevin L Sigstad · 3 yrs held
Kevin L Sigstad
since 2022
Last sale
$2.6M
5 recorded transactions
Zoning & alternative use
I · Sparks, NV
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
I district provides intensive work processes such as manufacturing or basic resource handling. These areas are generally located south of I-80 between the western and eastern City boundaries. Other potential areas suited are along I-80 and/or rail corridor.
Zone name
Industrial
General category
INDUSTRIAL
Zone area
2,393.27 ac
Source
Realmo
Top alternative use upside
Industrial (general)
$3.9M
+7.7%
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
$2,270,000
ML approach
$2,555,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$3,600,000
Current use
INDUSTRIAL (GENERAL)
$3,880,000
Change: +8% · Conversion: Difficult
OFFICE BUILDING
$3,470,000
Change: -4% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,370,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$2.53M
Range $2.27M – $2.78M · ±10% · vs last sale $2.64M (Aug 1 2022)
Last sale anchor
$2.64M
Aug 1 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
$188 / 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
$6,673
Tax year 2023
Assessed value
$192,577
Assessed 2023
Previous assessed
$168,373
+14.4% YoY
Effective rate
3.47%
On assessed value
Assessed land
$93,581
Assessed improvement
$98,996
Land market value
$267,374
Improvement market value
$282,845
Total market value
$550,219
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1974
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Units
1
Total area
13,440 SF
Lot
0.5 ac (21,606 SF)
Zoning code
I
APN
032-302-24
UPID
US62-0071447
Jurisdiction
WASHOE
Zoning & alternative use
I · Sparks, NVZoning I · permitted uses
I · Sparks, NV
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
I district provides intensive work processes such as manufacturing or basic resource handling. These areas are generally located south of I-80 between the western and eastern City boundaries. Other potential areas suited are along I-80 and/or rail corridor.
Zone name
Industrial
General category
INDUSTRIAL
Zone area
2,393.27 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.6M
INDUSTRIAL (GENERAL)
Est. value
$3.9M
OFFICE BUILDING
Est. value
$3.5M
COMMERCIAL (GENERAL)
Est. value
$3.4M
RETAIL STORES Current
INDUSTRIAL (GENERAL)
OFFICE BUILDING
COMMERCIAL (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
1974
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
0.5 ac
Current owner
From public records · entity-resolved
Kevin L Sigstad
Individual
Mailing address
5476 RENO CORPORATE DR, RENO, NV 89511-2250
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 1, 2022
$2,640,200
Kevin L Sigstad
First Creek Glendale LLC
Bargain And Sale Deed
—
Dec 16, 2020
—
First Creek Glendale LLC
—
Deed
related
$817,031 · Heritage Bk/nv
Jun 20, 2014
$1,115,000
First Creek Glendale LLC
Giguiere Ents LLC
Grant Deed
$557,500 · Heritage Bk/nv
Aug 31, 2006
$1,060,000
Giguiere Ents LLC
Wright Family Trust
Grant Deed
$1,060,000 · Symons Jane T Trust
—
—
First Creek Glendale LLC
—
Loan Modification
related
$817,031 · Heritage Bk/nv
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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