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Property profile & analytics
OFF-MARKET
Estimated value
$660,000
Grocery and convenience stores
1390 Virginia St Reno, NV 89502-2804
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US62-1244696
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1972
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
1,566 SF
Lot
0.28 ac (11,979 SF)
Zoning code
MUMC
APN
014-137-01
UPID
US62-1244696
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
-
Us Mart Gas Station
-
Arco Am/Pm Gas Station
-
LibertyX Bitcoin ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$655k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$756k
Blend (final)
Blend
$660k
Owner & transaction history
City Of Reno · 3 yrs held
City Of Reno
since 2022
Last sale
$600,000
7 recorded transactions
Zoning & alternative use
MUMC · Reno, NV
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.0M
+63.4%
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
$685,000
ML approach
$655,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$630,000
Current use
COMMERCIAL (GENERAL)
$1,030,000
Change: +63% · Conversion: Easy
MEDICAL BUILDING
$545,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$660k
Range $594k – $726k · ±10% · vs last sale $600k (Aug 12 2022)
Last sale anchor
$600k
Aug 12 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
$421 / 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
$8,407
Tax year 2023
Assessed value
$258,724
Assessed 2023
Previous assessed
$212,297
+21.9% YoY
Effective rate
3.25%
On assessed value
Assessed land
$117,571
Assessed improvement
$141,153
Land market value
$335,916
Improvement market value
$403,294
Total market value
$739,210
Applied tax rate
1,002.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1972
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Units
1
Total area
1,566 SF
Lot
0.28 ac (11,979 SF)
Zoning code
MUMC
APN
014-137-01
UPID
US62-1244696
Jurisdiction
WASHOE
Zoning & alternative use
MUMC · Reno, NV
Zoning MUMC · permitted uses
MUMC · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$630,000
COMMERCIAL (GENERAL)
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$545,000
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
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
1972
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
0.28 ac
Current owner
From public records · entity-resolved
City Of Reno
Entity
Mailing address
1390 S VIRGINIA ST, RENO, NV 89502-2804
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 12, 2022
—
City Of Reno
Regional Trans Commission Of Washoe
Quit Claim Deed
related
—
Nov 16, 2018
—
Darshgian Corp
—
Deed
related
$1,150,000 · Umpqua Bk
Jan 9, 2006
$600,000
Arco Am-pm
Ghumman,sharanjeet K
Grant Deed
$1,017,250 · Hanmi Bank
Nov 20, 2003
$890,000
Sharanjeet K Ghumman
Bp West Coast Products LLC
Grant Deed
$370,000 · California Bank & Trust
Sep 5, 2002
—
Bp West Coast Products LLC
Atlantic Richfield Co
Grant Deed
related
—
—
—
Darshgian Corp
—
Deed Of Trust
related
$1,150,000 · Umpqua Bk
—
—
Arco Am-pm
—
Deed Of Trust
related
$1,400,000 · Hanmi Bank
—
—
Sharanjeet K Ghumman
—
Deed Of Trust
related
$269,000 · 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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