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Property profile & analytics
OFF-MARKET
Estimated value
$1,580,000
Retail space
310 Spg Spring Sandy Valley, NV 89019
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US62-0450019
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1916
Construction
FRAME
Total area
2,159 SF
Lot
0.85 ac (37,026 SF)
APN
202-26-601-019
UPID
US62-0450019
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
$1.65M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.58M
Owner & transaction history
1913 Land Holdings LLC · 4 yrs held
1913 Land Holdings LLC
since 2021
Last sale
$1.5M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.1M
+194.1%
Auto repair, garage
$1.1M
+57.9%
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 Sandy Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sandy 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
$1,675,000
ML approach
$1,650,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,060,000
Change: +194% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,110,000
Change: +58% · Conversion: Difficult
Blend value · Realmo final
$1.58M
Range $1.42M – $1.74M · ±10% · vs last sale $1.50M (Sep 7 2021)
Last sale anchor
$1.50M
Sep 7 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
$732 / 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
$853
Tax year 2023
Assessed value
$47,892
Assessed 2024
Previous assessed
$42,876
+11.7% YoY
Effective rate
1.78%
On assessed value
Assessed land
$20,371
Assessed improvement
$27,521
Land market value
$58,203
Improvement market value
$78,631
Total market value
$136,834
Applied tax rate
100.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1916
Construction
FRAME
Heating
NONE
Stories
1
Total area
2,159 SF
Lot
0.85 ac (37,026 SF)
APN
202-26-601-019
UPID
US62-0450019
Jurisdiction
CLARK
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$1.1M
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1916
Construction
FRAME
Heating
NONE
Stories
1
Lot
0.85 ac
Current owner
From public records · entity-resolved
1913 Land Holdings LLC
Entity
Mailing address
11557 CANTINA TERLANO PL, LAS VEGAS, NV 89141-3232
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 7, 2021
$1,500,000
1913 Land Holdings LLC
Gil Steelhead LLC
Bargain And Sale Deed
$1,000,000 · Gil Steelhead LLC
Oct 31, 2012
—
Gil Steelhead LLC
Gil Steelhead LLC
Quit Claim Deed
related
—
Nov 4, 2011
—
Gil Steelhead LLC
Gil Steelhead LLC
Quit Claim Deed
related
—
Nov 3, 2011
$25,000
Gil Steelhead LLC
Gil Steelhead LLC
Grant Deed
related
—
Dec 1, 2006
$715,000
Gil Steelhead LLC
Hedrick D W & A Trust
Grant Deed
$695,000 · Land Title Of Nevada INC
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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