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Property profile & analytics
OFF-MARKET
Estimated value
$775,000
Parking lots & garages
140 Virginia St Reno, NV 89501-1406
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US62-0442344
Property profile
Verified
Property type
Parking lots & garages
Use group
PARKING LOT
Year built
1987
Construction
FRAME
Total area
54,262 SF
Lot
0.16 ac (7,013 SF)
Zoning code
MDRD
APN
011-062-11
UPID
US62-0442344
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
-
Siegel Suites Virginian Vacation Rental
-
Quality Transcribing Consultant
-
Emergency Dentist Reno Dental Office
-
Howard Steiger Filmmaker/Photographer Film Production Television Studio
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$620k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$929k
Blend (final)
Blend
$775k
Owner & transaction history
Virginian Tower Holdings LLC · 12 yrs held
Virginian Tower Holdings LLC
since 2013
7 recorded transactions
Zoning & alternative use
MDRD · Reno, 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 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
by Request
ML approach
$620,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
PARKING LOT
$485,000
Current use
Blend value · Realmo final
$775k
Range $698k – $853k · ±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
$14 / 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
$27,706
Tax year 2023
Assessed value
$2,306,410
Assessed 2023
Previous assessed
$1,995,155
+15.6% YoY
Effective rate
1.20%
On assessed value
Assessed land
$85,750
Assessed improvement
$2,220,660
Land market value
$245,000
Improvement market value
$6,344,743
Total market value
$6,589,743
Applied tax rate
1,001.0000
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
Parking lots & garages
Use group
PARKING LOT
Status
Off-Market
Year built
1987
Construction
FRAME
Heating
HOT WATER
Cooling
AC.CHILLED WATER
Stories
15
Units
120
Total area
54,262 SF
Lot
0.16 ac (7,013 SF)
Zoning code
MDRD
APN
011-062-11
UPID
US62-0442344
Jurisdiction
WASHOE
Zoning & alternative use
MDRD · Reno, NV
Zoning MDRD · permitted uses
MDRD · 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
PARKING LOT Current
Est. value
$485,000
PARKING LOT Current
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
1987
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
15
Units
120
Lot
0.16 ac
Current owner
From public records · entity-resolved
Virginian Tower Holdings LLC
Entity
Mailing address
3790 PARADISE RD STE #250, LAS VEGAS, NV 89169-4640
Ownership since
2013
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
Dec 27, 2021
—
Virginian Tower Holdings LLC
—
Deed
related
$5,600,000 · Pacific Premier Bank
Nov 5, 2019
—
Lmrk Propco 3 LLC
—
Grant Deed
related
$2,638,000 · Wilmington Tr NA
Jun 7, 2017
—
Virginian Tower Holdings LLC
—
Deed
related
$2,975,200 · San Diego Private Bank
Dec 4, 2013
$2,380,000
Virginian Tower Holdings LLC
Best Gaming Corp
Grant Deed
$1,750,000 · Artemis Realty Cap Advisors Ll
Mar 9, 1998
$6,000,000
Best Gaming Corp
Karandis,george R
Grant Deed
$5,000,000 · Seller
—
—
Virginian Tower Holdings LLC
—
Deed Of Trust
related
—
—
—
Best Gaming Corp
—
Deed Of Trust
related
$5,000 · Sierra Delopment Co
—
—
Sierra Development Co
—
Deed Of Trust
related
$30,095,750 · Wells Fargo Bank
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.
Try Rey
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