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Property profile & analytics
OFF-MARKET
Office buildings
1855 Mccarran Blvd Sparks, NV 89431-3363
Individually Owned
3-yr Hold
Property ID
US62-0086569
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1965
Construction
WOOD
Total area
2,959 SF
Lot
0.88 ac (38,333 SF)
Zoning code
PO
APN
028-351-32
UPID
US62-0086569
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Wesley Paul Granstrom · 3 yrs held
Wesley Paul Granstrom
since 2023
Last sale
$375,500
4 recorded transactions
Zoning & alternative use
PO · Sparks, 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$9,808
Tax year 2023
Assessed value
$280,883
Assessed 2023
Previous assessed
$248,077
+13.2% YoY
Effective rate
3.49%
On assessed value
Assessed land
$127,457
Assessed improvement
$153,426
Land market value
$364,164
Improvement market value
$438,359
Total market value
$802,523
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1965
Construction
WOOD
Heating
YES
Cooling
YES
Stories
1
Units
1
Bathrooms
2
Total area
2,959 SF
Lot
0.88 ac (38,333 SF)
Zoning code
PO
APN
028-351-32
UPID
US62-0086569
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.
Building & site characteristics
From public records
Year built
1965
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Units
1
Bathrooms
2
Lot
0.88 ac
Current owner
From public records · entity-resolved
Wesley Paul Granstrom
Individual
Mailing address
3625 DESERT FOX DR, SPARKS, NV 89436-8719
Ownership since
2023
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
Mar 29, 2023
—
Wesley Paul Granstrom
Wesley P Granstrom
Intrafamily Transfer
related
—
Jan 27, 2017
$375,500
Wesley P Granstrom
Krotke,dale A & Sharon L
Grant Deed
$281,250 · First Choice Ln Svcs
Sep 21, 2000
$138,500
Dale A Krotke
Nevada Communications Equipmen
Grant Deed
—
—
—
Dale A Krotke
—
Deed Of Trust
related
$150,000 · Great Western Financial Svcs
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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