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Property profile & analytics
OFF-MARKET
Estimated value
$3,165,000
Assisted living facilities
1520 Sky Vly Dr Reno, NV 89523-7994
Entity Owned
12-yr Hold
Free & Clear
Property ID
US62-0568763
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2002
Construction
WOOD
Total area
115,387 SF
Lot
4.99 ac (217,364 SF)
Zoning code
MF30
APN
400-040-12
UPID
US62-0568763
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
-
VANITY BEAUTYSTUDIO Hair Salon Nail Salon
-
Holiday Sky Peaks Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.17M
Owner & transaction history
Nic 13 Sky Peaks Owner LLC · 12 yrs held
Nic 13 Sky Peaks Owner LLC
since 2014
5 recorded transactions
Zoning & alternative use
MF30 · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$27 / 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
$176,325
Tax year 2023
Assessed value
$5,371,463
Assessed 2023
Previous assessed
$4,455,754
+20.6% YoY
Effective rate
3.28%
On assessed value
Assessed land
$1,041,250
Assessed improvement
$4,330,213
Land market value
$2,975,000
Improvement market value
$12,372,036
Total market value
$15,347,036
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2002
Construction
WOOD
Heating
YES
Cooling
YES
Buildings
2
Stories
3
Units
119
Total area
115,387 SF
Lot
4.99 ac (217,364 SF)
Zoning code
MF30
APN
400-040-12
UPID
US62-0568763
Jurisdiction
WASHOE
Zoning & alternative use
MF30 · Reno, NVZoning MF30 · permitted uses
MF30 · Reno, NV
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
2002
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
3
Buildings
2
Units
119
Lot
4.99 ac
Current owner
From public records · entity-resolved
Nic 13 Sky Peaks Owner LLC
Entity
Free & Clear · 12 yrs held
Mailing address
55 W 46TH ST STE #2204, NEW YORK, NY 10036-4277
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2014
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
Oct 15, 2018
—
Nic 13 Sky Peaks Owner LLC
—
Trustees Deed
related
$720,000,000 · Keybank USA
May 18, 2018
—
Mc 13 Sky Peaks Owner LLC
—
Deed
related
$625,000,000 · Jp Morgan Chase Bk
Jan 16, 2014
$23,055,000
Nic 13 Sky Peaks Owner LLC
Harvest Sky Peaks Retirement R
Grant Deed
—
Mar 28, 2007
—
Sky Peaks Retirement R Harvest
Reno Retirement Residence LLC
Grant Deed
—
—
—
Mc 13 Sky Peaks Owner LLC
—
Deed Of Trust
related
$625,000,000 · Jp Morgan Chase Bk
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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