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Property profile & analytics
OFF-MARKET
Estimated value
$3,850,000
Motels
2255 4th St Reno, NV 89503-5014
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US62-0083553
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
1941
Construction
WOOD
Total area
11,620 SF
Lot
1.01 ac (43,996 SF)
Zoning code
MS
APN
006-213-11
UPID
US62-0083553
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
-
Tombstone Territory Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.19M
Blend (final)
Blend
$3.85M
Owner & transaction history
Eagle Valley Group LLC · 1 yrs held
Eagle Valley Group LLC
since 2024
6 recorded transactions
Zoning & alternative use
MS · Reno, NV
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The MS district is intended to promote the gradual transition of the City suburban corridors to a mix of higher-density residential, retail, commercial, and other employment and service-oriented uses. Mixed-Use Suburban is generally appropriate within or adjacent to areas identified as Corridors, Employment Areas, and Mixed-Use within the Master Plan Structu…
Zone name
Mixed Use Suburban
General category
MIXED_USE
Zone area
2,997.07 ac
Source
Realmo
Top alternative use upside
Commercial (general)
$6.2M
+61.2%
Restaurant
$4.8M
+23.8%
Neighborhood: shopping center
$4.7M
+21.5%
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
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
HOTEL/MOTEL
$3,840,000
Current use
COMMERCIAL (GENERAL)
$6,195,000
Change: +61% · Conversion: Difficult
RESTAURANT
$4,755,000
Change: +24% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,670,000
Change: +22% · Conversion: Difficult
MEDICAL BUILDING
$4,055,000
Change: +6% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,910,000
Change: +2% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,835,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$3,080,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$3.85M
Range $3.47M – $4.24M · ±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
$331 / 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
$7,827
Tax year 2023
Assessed value
$322,984
Assessed 2023
Previous assessed
$255,042
+26.6% YoY
Effective rate
2.42%
On assessed value
Assessed land
$202,858
Assessed improvement
$120,126
Land market value
$579,595
Improvement market value
$343,216
Total market value
$922,811
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
Motels
Use group
MOTEL
Status
Off-Market
Year built
1941
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Buildings
3
Stories
2
Units
29
Total area
11,620 SF
Lot
1.01 ac (43,996 SF)
Zoning code
MS
APN
006-213-11
UPID
US62-0083553
Jurisdiction
WASHOE
Zoning & alternative use
MS · Reno, NVZoning MS · permitted uses
MS · Reno, NV
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The MS district is intended to promote the gradual transition of the City suburban corridors to a mix of higher-density residential, retail, commercial, and other employment and service-oriented uses. Mixed-Use Suburban is generally appropriate within or adjacent to areas identified as Corridors, Employment Areas, and Mixed-Use within the Master Plan Structure.
Zone name
Mixed Use Suburban
General category
MIXED_USE
Zone area
2,997.07 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$3.8M
COMMERCIAL (GENERAL)
Est. value
$6.2M
RESTAURANT
Est. value
$4.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.7M
MEDICAL BUILDING
Est. value
$4.1M
AUTO REPAIR, GARAGE
Est. value
$3.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.8M
OFFICE BUILDING
Est. value
$3.1M
HOTEL/MOTEL Current
COMMERCIAL (GENERAL)
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
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
1941
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Stories
2
Buildings
3
Units
29
Lot
1.01 ac
Current owner
From public records · entity-resolved
Eagle Valley Group LLC
Entity
Mailing address
2406 PRATER WAY, SPARKS, NV 89431-4122
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 21, 2025
—
Eagle Valley Group LLC
—
Deed
related
$720,000 · Heritage Bank Of Nevada
Dec 24, 2024
—
Eagle Valley Group LLC
Eagle Valley Group LLC
Deed
related
—
Mar 2, 2023
—
Bajwa Prop LLC Tombstone Territory
—
Deed
related
$14,980,000 · Heritage Bank Of Nevada
Oct 26, 2017
—
Bajwa Props LLC-tombstone Terr
—
Grant Deed
related
$5,381,000 · Heritage Bk/nv
Jun 20, 2014
—
Bajwa Properties LLC-tombstone
Tombstone Territory LLC
Quit Claim Deed
—
Nov 3, 2000
$600,000
Tombstone Territory LLC
Venner Trust
Grant Deed
$550,000 · Seller
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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