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Property profile & analytics
OFF-MARKET
Estimated value
$5,585,000
Individual retail properties
4102 Caughlin Pkwy Reno, NV 89519-0608
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US62-0247649
Property profile
Verified
Property type
Individual retail properties
Use group
GYM, HEALTH SPA
Year built
1988
Construction
WOOD
Total area
23,396 SF
Lot
5.45 ac (237,402 SF)
Zoning code
MDS 40% / GR 60%
APN
009-821-04
UPID
US62-0247649
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
$5.91M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.59M
Owner & transaction history
American Co Brand INC · 5 yrs held
American Co Brand INC
since 2020
Last sale
$5.6M
7 recorded transactions
Zoning & alternative use
MDS 40% / GR 60% · Reno, NV
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$5,650,000
ML approach
$5,905,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$7,690,000
Change: 0% · Conversion: Difficult
RESTAURANT
$4,670,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,575,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$3,495,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$5.59M
Range $5.03M – $6.14M · ±10% · vs last sale $5.55M (Oct 9 2020)
Last sale anchor
$5.55M
Oct 9 2020
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
$239 / 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
$28,987
Tax year 2023
Assessed value
$1,476,529
Assessed 2023
Previous assessed
$1,234,621
+19.6% YoY
Effective rate
1.96%
On assessed value
Assessed land
$623,180
Assessed improvement
$853,349
Land market value
$1,780,515
Improvement market value
$2,438,140
Total market value
$4,218,655
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
Individual retail properties
Use group
GYM, HEALTH SPA
Status
Off-Market
Year built
1988
Construction
WOOD
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Units
2
Total area
23,396 SF
Lot
5.45 ac (237,402 SF)
Zoning code
MDS 40% / GR 60%
APN
009-821-04
UPID
US62-0247649
Jurisdiction
WASHOE
Zoning & alternative use
MDS 40% / GR 60% · Reno, NV
Zoning MDS 40% / GR 60% · permitted uses
MDS 40% / GR 60% · 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
$7.7M
RESTAURANT
Est. value
$4.7M
COMMERCIAL (GENERAL)
Est. value
$4.6M
OFFICE BUILDING
Est. value
$3.5M
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
COMMERCIAL (GENERAL)
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
1988
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Units
2
Lot
5.45 ac
Current owner
From public records · entity-resolved
American Co Brand INC
Entity
Mailing address
34843 PAINTRIDGE RD, WOODLAND, CA 95695-8901
Ownership since
2020
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
Oct 9, 2020
$5,550,000
American Co Brand INC
Fastball Investments LLC
Bargain And Sale Deed
$3,550,000 · Heritage Bank
Jul 19, 2017
$5,200,000
Fastball Investments LLC
Ccre Investors LLC
Grant Deed
—
Jul 19, 2017
—
Fastball Investments LLC
—
Deed
related
—
Jun 30, 2006
—
Ccre Investors LLC
South Mdws Office Invtrs LLC
Quit Claim Deed
related
—
Jun 30, 2006
$807,500
Ccre Investors LLC
Caughlin Club LP LLC
Grant Deed
$3,150,000 · Heritage Bank Nevada
Jun 2, 2006
$300,000
South Meadows Office Invtrs Ll
Coppa-knudson,jeri
Quit Claim Deed
related
—
May 22, 1997
$3,843,000
Club LP Caughlin
Urie,steve
Grant Deed
—
—
—
Fastball Investments LLC
—
Loan Modification
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
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