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Property profile & analytics
OFF-MARKET
Estimated value
$6,540,000
Outlet malls
12645 Virginia St Reno, NV 89511-4803
Individually Owned
3-yr Hold
Free & Clear
Property ID
US62-0322489
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2004
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
14,476 SF
Lot
1.99 ac (86,641 SF)
Zoning code
MS
APN
049-360-27
UPID
US62-0322489
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
-
Walgreens Pharmacy Pharmacy
-
Walgreens Photo (Bike/Boat/Book/etc) Store
-
Walgreens Pharmacy
-
Shirley M. Hopkins, RPH Pharmacy
-
FedEx OnSite Postal Service Courier Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.34M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.81M
Blend (final)
Blend
$6.54M
Owner & transaction history
Silicon Valley Fuels · 3 yrs held
Silicon Valley Fuels
since 2023
Last sale
$6.8M
3 recorded transactions
Zoning & alternative use
MS · Reno, NV
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$7.7M
+107.3%
Restaurant
$5.9M
+59.1%
Neighborhood: shopping center
$5.8M
+56.3%
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
$6,220,000
ML approach
$6,340,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$7,715,000
Change: +107% · Conversion: Easy
RESTAURANT
$5,920,000
Change: +59% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$5,815,000
Change: +56% · Conversion: Moderate
MEDICAL BUILDING
$5,315,000
Change: +43% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,870,000
Change: +31% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,780,000
Change: +28% · Conversion: Difficult
OFFICE BUILDING
$4,375,000
Change: +18% · Conversion: Easy
Blend value · Realmo final
$6.54M
Range $5.89M – $7.19M · ±10% · vs last sale $6.80M (Apr 10 2023)
Last sale anchor
$6.80M
Apr 10 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
$452 / 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
$35,174
Tax year 2023
Assessed value
$1,052,696
Assessed 2023
Previous assessed
$925,537
+13.7% YoY
Effective rate
3.34%
On assessed value
Assessed land
$547,468
Assessed improvement
$505,228
Land market value
$1,564,195
Improvement market value
$1,443,509
Total market value
$3,007,704
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2004
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Total area
14,476 SF
Lot
1.99 ac (86,641 SF)
Zoning code
MS
APN
049-360-27
UPID
US62-0322489
Jurisdiction
WASHOE
Zoning & alternative use
MS · Reno, NV
Zoning MS · permitted uses
MS · 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
COMMERCIAL (GENERAL)
Est. value
$7.7M
RESTAURANT
Est. value
$5.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.8M
MEDICAL BUILDING
Est. value
$5.3M
AUTO REPAIR, GARAGE
Est. value
$4.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.8M
OFFICE BUILDING
Est. value
$4.4M
COMMERCIAL (GENERAL)
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
OFFICE 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
2004
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Lot
1.99 ac
Current owner
From public records · entity-resolved
Silicon Valley Fuels
Individual
Free & Clear · 3 yrs held
Mailing address
770 MAYS BLVD UNIT #8750, INCLINE VILLAGE, NV 89450-8232
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 10, 2023
—
Silicon Valley Fuels
Silicon Valley Fuels
Intrafamily Transfer
related
—
Dec 7, 2021
$6,800,000
Silicon Valley Fuels
Abutilon LLC
Bargain And Sale Deed
—
Dec 13, 2004
$8,626,400
Abutilon LLC
Bencor Of Arrowcreek
Grant Deed
$2,960,000 · Wachovia Bank NA
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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