Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$12,440,000
Assisted living facilities
3980 Lk Placid Dr Reno, NV 89511-6702
Entity Owned
4-yr Hold
Free & Clear
Property ID
US62-0721368
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2018
Construction
WOOD
Total area
26,650 SF
Lot
2.96 ac (128,938 SF)
Zoning code
GC
APN
150-012-08
UPID
US62-0721368
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
-
NeuroRestorative Rehabilitation Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.93M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.44M
Owner & transaction history
Garden Court Investment Company LLC · 4 yrs held
Garden Court Investment Company LLC
since 2022
Last sale
$12.6M
7 recorded transactions
Zoning & alternative use
GC · Reno, NV
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$8.8M
+515.3%
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
$12,215,000
ML approach
$9,925,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$8,760,000
Change: +515% · Conversion: Difficult
Blend value · Realmo final
$12.44M
Range $11.20M – $13.68M · ±10% · vs last sale $12.55M (Jun 9 2022)
Last sale anchor
$12.55M
Jun 9 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
$467 / 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
$82,131
Tax year 2023
Assessed value
$2,533,548
Assessed 2023
Previous assessed
$2,705,527
-6.4% YoY
Effective rate
3.24%
On assessed value
Assessed land
$541,535
Assessed improvement
$1,992,013
Land market value
$1,547,244
Improvement market value
$5,691,467
Total market value
$7,238,711
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
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
2018
Construction
WOOD
Heating
YES
Cooling
YES
Stories
1
Units
36
Total area
26,650 SF
Lot
2.96 ac (128,938 SF)
Zoning code
GC
APN
150-012-08
UPID
US62-0721368
Jurisdiction
WASHOE
Zoning & alternative use
GC · Reno, NV
Zoning GC · permitted uses
GC · 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
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.8M
APARTMENT HOUSE (5+ UNITS)
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
2018
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Units
36
Lot
2.96 ac
Current owner
From public records · entity-resolved
Garden Court Investment Company LLC
Entity
Free & Clear · 4 yrs held
Mailing address
8835 SW CYN LN STE #313, PORTLAND, OR 97225-3453
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
Jun 9, 2022
—
Garden Court Investment Company LLC
Forestview Investment Company LLC
Intrafamily Transfer
related
—
Dec 3, 2021
—
Forestview Investment Company LLC
—
Deed
related
$3,423,000 · Bay Commercial Bank
Dec 27, 2019
$12,550,000
Forestview Investment Company LLC
Cm Thomas Creek Partners LP
Bargain And Sale Deed
$7,500,000 · Bay Commercial Bank
Oct 12, 2018
—
Cm Thomas Creek Partners LP
—
Deed
related
$6,800,000 · The American National Bank Of Texas
Mar 26, 2015
—
Cm Thomas Creek LP
Alliance Bancorp
Grant Deed
related
$6,321,150 · Amegy Bk
Jan 22, 2013
$625,460
First Independent Bk
Western Title Co LLC
Trustees Deed
related
—
Dec 12, 2006
—
Galena Crossing LLC
Sweet Family Trust
Grant Deed
related
—
Sep 8, 2006
—
Owner Name Unavailable
Owner Name Unavailable
Grant 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 3980 Lk Placid Dr?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
