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Property profile & analytics
OFF-MARKET
Estimated value
$10,050,000
Assisted living facilities
2350 Wingfield Hls Rd, Sparks, NV 89436-7220
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US62-0366040
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2009
Construction
WOOD
Total area
57,702 SF
Lot
5.27 ac (229,431 SF)
Zoning code
PD
APN
528-010-42
UPID
US62-0366040
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
$9.17M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.05M
Owner & transaction history
Wingfield Hills Road LLC · 4 yrs held
Wingfield Hills Road LLC
since 2022
Last sale
$11.0M
7 recorded transactions
Zoning & alternative use
PD · Sparks, NV
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$10.6M
+252.8%
Office building
$8.7M
+187.3%
Restaurant
$6.0M
+100.0%
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
$9,045,000
ML approach
$9,165,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$10,640,000
Change: +253% · Conversion: Difficult
OFFICE BUILDING
$8,665,000
Change: +187% · Conversion: Difficult
RESTAURANT
$6,035,000
Change: +100% · Conversion: Difficult
Blend value · Realmo final
$10.05M
Range $9.05M – $11.06M · ±10% · vs last sale $11.00M (Feb 1 2022)
Last sale anchor
$11.00M
Feb 1 2022
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
$174 / 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
$156,457
Tax year 2023
Assessed value
$4,520,466
Assessed 2023
Previous assessed
$3,953,020
+14.4% YoY
Effective rate
3.46%
On assessed value
Assessed land
$722,705
Assessed improvement
$3,797,761
Land market value
$2,064,870
Improvement market value
$10,850,746
Total market value
$12,915,616
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2009
Construction
WOOD
Heating
YES
Cooling
YES
Stories
2
Units
76
Total area
57,702 SF
Lot
5.27 ac (229,431 SF)
Zoning code
PD
APN
528-010-42
UPID
US62-0366040
Jurisdiction
WASHOE
Zoning & alternative use
PD · Sparks, NV
Zoning PD · permitted uses
PD · 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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$10.6M
OFFICE BUILDING
Est. value
$8.7M
RESTAURANT
Est. value
$6.0M
COMMERCIAL (GENERAL)
OFFICE BUILDING
RESTAURANT
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
2009
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
2
Units
76
Lot
5.27 ac
Current owner
From public records · entity-resolved
Wingfield Hills Road LLC
Entity
Mailing address
1333 2ND ST STE #650, SANTA MONICA, CA 90401-4103
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 24, 2025
—
Wingfield Hills Road LLC
—
Deed
related
$73,000,000 · Bokf NA
Feb 1, 2022
$11,000,000
Wingfield Hills Road LLC
Wingfield Realty LLC
Bargain And Sale Deed
$2,400,000 · Bokf NA
Sep 13, 2018
—
Wingfield Realty LLC
Meerkat Trust LLC
Quit Claim Deed
—
Aug 10, 2018
$8,880,000
Wingfield Realty LLC
Meerkat Trs LLC
Bargain And Sale Deed
$14,025,000 · Bokf NA
Feb 3, 2017
—
Hcp Properties-wingfield Hills
—
Grant Deed
related
—
Oct 23, 2015
—
Hcr Wingfield Hills Property L
Manorcare Health Services LLC
Grant Deed
related
—
Apr 16, 2008
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
Mar 19, 2008
—
Manorcare Health Services LLC
Hcr Healthcare LLC
Quit Claim Deed
related
—
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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