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Property profile & analytics
OFF-MARKET
Estimated value
$1,650,000
Retail space
1700 Victorian Ave Sparks, NV 89431-4823
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US62-1202238
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1987
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
7,200 SF
Lot
0.61 ac (26,572 SF)
Zoning code
MUD
APN
032-121-28
UPID
US62-1202238
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
-
Smoke Shop in Sparks (Bike/Boat/Book/etc) Store
-
Happy Dayze Cigar & Smoke (Bike/Boat/Book/etc) Store Alternative Medicine Practice
-
Exotic Soda Co. Cafe & Coffee Shop Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.71M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.12M
Blend (final)
Blend
$1.65M
Owner & transaction history
Kn Group LLC · 6 yrs held
Kn Group LLC
since 2020
Last sale
$1.2M
5 recorded transactions
Zoning & alternative use
MUD · Sparks, NV
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
These districts provide a mix of uses, including high-density residential. The district allows vertical and/or horizontal mixing of uses on sites. The regulations create mix of uses with an efficient and compact development pattern that encourages shared parking and economical use of land. Higher density and intensity is transitioned away from established ne…
Zone name
Mixed Use District
General category
MIXED_USE
Zone area
836.03 ac
Source
Realmo
Top alternative use upside
Medical building
$2.5M
+30.5%
Apartment house (5+ units)
$2.4M
+23.2%
Industrial (general)
$2.1M
+7.7%
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
$1,915,000
ML approach
$1,705,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,930,000
Current use
MEDICAL BUILDING
$2,520,000
Change: +31% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,375,000
Change: +23% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,075,000
Change: +8% · Conversion: Difficult
OFFICE BUILDING
$1,860,000
Change: -4% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,805,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$1.65M
Range $1.49M – $1.82M · ±10% · vs last sale $1.20M (Jan 10 2020)
Last sale anchor
$1.20M
Jan 10 2020
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
$229 / 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
$9,017
Tax year 2023
Assessed value
$257,852
Assessed 2023
Previous assessed
$227,781
+13.2% YoY
Effective rate
3.50%
On assessed value
Assessed land
$96,558
Assessed improvement
$161,294
Land market value
$275,880
Improvement market value
$460,841
Total market value
$736,721
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1987
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Units
1
Total area
7,200 SF
Lot
0.61 ac (26,572 SF)
Zoning code
MUD
APN
032-121-28
UPID
US62-1202238
Jurisdiction
WASHOE
Zoning & alternative use
MUD · Sparks, NVZoning MUD · permitted uses
MUD · Sparks, NV
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
These districts provide a mix of uses, including high-density residential. The district allows vertical and/or horizontal mixing of uses on sites. The regulations create mix of uses with an efficient and compact development pattern that encourages shared parking and economical use of land. Higher density and intensity is transitioned away from established neighborhoods
Zone name
Mixed Use District
General category
MIXED_USE
Zone area
836.03 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$2.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.4M
INDUSTRIAL (GENERAL)
Est. value
$2.1M
OFFICE BUILDING
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$1.8M
RETAIL STORES Current
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (GENERAL)
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
0.61 ac
Current owner
From public records · entity-resolved
Kn Group LLC
Entity
Mailing address
1700 VICTORIAN AVE, SPARKS, NV 89431-4823
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
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
Jan 10, 2020
$1,200,000
Kn Group LLC
F E Choquette LLC
Grant Deed
$900,000 · Fe Choquette LLC
Feb 15, 2012
$475,000
Fe Choquette LLC
Bank Of The West
Grant Deed
—
Aug 27, 2010
$477,000
Bank Of The West
Fidelity Natl Title Ins
Trustees Deed
related
—
Jun 12, 2000
$720,000
Abc Lock & Glass INC
Murrey Trust
Grant Deed
$1,350,000 · Seller
—
—
Abc Lock & Glass INC
—
Deed Of Trust
related
$900,000 · Bank Of The West
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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