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Property profile & analytics
OFF-MARKET
Estimated value
$775,000
Day care centers
1410 Iratcabal Dr Sparks, NV 89436-7632
Individually Owned
21-yr Hold
Free & Clear
Property ID
US62-1278522
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2000
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
13,208 SF
Lot
1.43 ac (62,204 SF)
Zoning code
PO
APN
516-281-05
UPID
US62-1278522
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
-
Imagination Station Learning High School Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$775k
Owner & transaction history
Kathy Etchemendy · 21 yrs held
Kathy Etchemendy
since 2004
4 recorded transactions
Zoning & alternative use
PO · Sparks, NV
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.2M
+27.4%
Industrial (general)
$1.2M
+25.4%
Auto repair, garage
$1.2M
+23.4%
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$955,000
Current use
RETAIL STORES
$1,220,000
Change: +27% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,200,000
Change: +25% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,180,000
Change: +23% · Conversion: Difficult
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
$59 / 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
$28,694
Tax year 2023
Assessed value
$854,691
Assessed 2023
Previous assessed
$724,951
+17.9% YoY
Effective rate
3.36%
On assessed value
Assessed land
$174,124
Assessed improvement
$680,567
Land market value
$497,496
Improvement market value
$1,944,477
Total market value
$2,441,973
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2000
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Units
1
Total area
13,208 SF
Lot
1.43 ac (62,204 SF)
Zoning code
PO
APN
516-281-05
UPID
US62-1278522
Jurisdiction
WASHOE
Zoning & alternative use
PO · Sparks, NV
Zoning PO · permitted uses
PO · Sparks, NV
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sparks. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$955,000
RETAIL STORES
Est. value
$1.2M
INDUSTRIAL (GENERAL)
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.2M
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
RETAIL STORES
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
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
2000
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
1.43 ac
Current owner
From public records · entity-resolved
Kathy Etchemendy
Individual
Free & Clear · 21 yrs held
Mailing address
1410 IRATCABAL DR, SPARKS, NV 89436-7632
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 13, 2004
—
Kathy Etchemendy
Etchemendy,arnold H
Quit Claim Deed
related
—
Oct 13, 2004
$950,000
Carl W Andersen JR.
Faretto,michael A & Cathleen A
Grant Deed
—
Nov 26, 2003
$1,000
Carl W Andersen
Ptarmigan Properties LLC
Grant Deed
$1,600,000 · First Independent Bank Nevada
Sep 4, 1998
$1,261,000
Ptarmigan Properties LLC
Iratcabal,gracian J & Grace M
Grant Deed
$1,533,000 · Pioneer Citizens Bank Nevada
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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