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Property profile & analytics
OFF-MARKET
Estimated value
$2,110,000
Office buildings
299 Arlington Ave Reno, NV 89501-1702
Entity Owned
~
Est. High Equity
Property ID
US62-1256307
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1973
Construction
FRAME
Total area
8,341 SF
Lot
0.45 ac (19,665 SF)
Zoning code
PO 59% / MF30 41%
APN
011-153-24
UPID
US62-1256307
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
-
Northern Nevada Legal Aid (formerly Washoe Legal Services) Law Firm
-
Aaron Bushur Law Office Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.42M
Comparable Approach
Comparable
$2.67M
Blend (final)
Blend
$2.11M
Owner & transaction history
Vqm LLC
Vqm LLC
since 2025
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
PO 59% / MF30 41% · Reno, NV
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.5M
+55.6%
Neighborhood: shopping center
$3.4M
+49.7%
Medical building
$2.9M
+30.0%
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 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%
$2,620,000
6.5%
$2,420,000
7%
$2,245,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,240,000
Current use
RESTAURANT
$3,485,000
Change: +56% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$3,350,000
Change: +50% · Conversion: Difficult
MEDICAL BUILDING
$2,910,000
Change: +30% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,805,000
Change: +25% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,755,000
Change: +23% · Conversion: Easy
RETAIL STORES
$2,145,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$2.11M
Range $1.90M – $2.32M · ±10% · vs last sale $2.10M (Dec 19 2025)
Last sale anchor
$2.10M
Dec 19 2025
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
$253 / 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
Tax year 2023
Assessed value
$384,179
Assessed 2023
Previous assessed
$321,109
+19.6% YoY
Effective rate
0.00%
On assessed value
Assessed land
$168,627
Assessed improvement
$215,552
Land market value
$481,792
Improvement market value
$615,863
Total market value
$1,097,655
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1973
Construction
FRAME
Heating
HOT WATER
Cooling
AC.CHILLED WATER
Stories
2
Units
1
Total area
8,341 SF
Lot
0.45 ac (19,665 SF)
Zoning code
PO 59% / MF30 41%
APN
011-153-24
UPID
US62-1256307
Jurisdiction
WASHOE
Zoning & alternative use
PO 59% / MF30 41% · Reno, NV
Zoning PO 59% / MF30 41% · permitted uses
PO 59% / MF30 41% · Reno, NV
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Reno. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.2M
RESTAURANT
Est. value
$3.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.4M
MEDICAL BUILDING
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$2.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.8M
RETAIL STORES
Est. value
$2.1M
OFFICE BUILDING Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
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
1973
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
2
Units
1
Lot
0.45 ac
Current owner
From public records · entity-resolved
Vqm LLC
Entity
Mailing address
299 S ARLINGTON AVE, RENO, NV 89501-1702
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 19, 2025
$2,100,000
Vqm LLC
Northern Nevada Legal Aid
Bargain & Sale Deed
—
Sep 22, 2022
—
Northern Nevada Legal Aid
Washoe Legal Services
Bargain And Sale Deed
—
Feb 19, 2021
—
Washoe Legal Services
—
Deed
related
$690,000 · Western Alliance Bank
Aug 18, 2014
$1,600,000
Washoe Legal Services
Mark H Alexander
Bargain And Sale Deed
$1,042,500 · Nevada State Bank
Jul 9, 2013
—
Alexander,mark & C Fam Trust
Alexander,mark H JR & Carolyn S
Quit Claim Deed
related
—
Apr 13, 2004
$1,430,000
Alexander Family Partnership
Glenn,tr
Grant Deed
$300,000 · Glenn Trust
Aug 2, 1999
$650,000
Glenn Trust
Granberg Trust
Grant Deed
$800,000 · Pioneer Citizens Bank Nevada
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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