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Property profile & analytics
OFF-MARKET
Estimated value
$1,695,000
Commercial land
190 Us Hwy 395th S Washoe Valley, NV 89704-8538
Entity Owned
5-yr Hold
Property ID
US62-0404269
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
3.76 ac (163,786 SF)
Zoning code
GC
APN
050-220-37
UPID
US62-0404269
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
$1.75M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.70M
Owner & transaction history
Building Solutions INC · 5 yrs held
Building Solutions INC
since 2021
Last sale
$1.7M
7 recorded transactions
Zoning & alternative use
GC · Washoe Valley, 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 Washoe Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Washoe Valley 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
$1,735,000
ML approach
$1,750,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.70M
Range $1.53M – $1.86M · ±10% · vs last sale $1.65M (Jul 16 2021)
Last sale anchor
$1.65M
Jul 16 2021
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
—
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
$1,099
Tax year 2023
Assessed value
$51,592
Assessed 2023
Previous assessed
$47,723
+8.1% YoY
Effective rate
2.13%
On assessed value
Assessed land
$51,592
Land market value
$147,407
Total market value
$147,407
Applied tax rate
4,000.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
3.76 ac (163,786 SF)
Zoning code
GC
APN
050-220-37
UPID
US62-0404269
Jurisdiction
WASHOE
Zoning & alternative use
GC · Washoe Valley, NV
Zoning GC · permitted uses
GC · Washoe Valley, NV
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Washoe Valley. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
3.76 ac
Current owner
From public records · entity-resolved
Building Solutions INC
Entity
Mailing address
PO BOX 18789, RENO, NV 89511-0789
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 12, 2022
—
Willey Land LLC
—
Deed
related
$671,000 · Nevada State Development Corporation
Nov 18, 2021
—
Willey Land LLC
—
Deed
related
$835,000 · City National Bank
Jul 16, 2021
—
Building Solutions INC
Jeff Francovich
Bargain And Sale Deed
—
Jul 16, 2021
$1,650,000
Willey Land LLC
Building Solutions INC
Bargain And Sale Deed
$1,150,000 · Jeff Francovich
Sep 5, 2014
$70,000
Jeff Francovich
California Bk & Trust
Grant Deed
—
Nov 30, 2012
$117,169
California Bk & Trust
Fidelity Natl Title Ins
Trustees Deed
related
—
Mar 24, 2011
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
Nov 13, 2003
$99,500
V-r Property Mgmt
Ahmad,muhammad
Quit Claim Deed
related
—
Sep 6, 2001
$95,500
Mohammed Ahmad
Soetje Trust
Grant Deed
$80,500 · Soetje Trust
Aug 19, 1988
$40,000
George Soetje
Unknown
Grant Deed
—
—
—
V-r Property Management
—
Deed Of Trust
related
$484,000 · Alliance 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.
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