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Property profile & analytics
OFF-MARKET
Estimated value
$1,365,000
Theaters & concert halls
4590 Virginia St Reno, NV 89502-6013
Individually Owned
17-yr Hold
Free & Clear
Property ID
US62-0358187
Property profile
Verified
Property type
Theaters & concert halls
Use group
AUDITORIUM
Year built
1964
Construction
STEEL FRAME
Total area
759,161 SF
Lot
37.37 ac (1,627,750 SF)
Zoning code
MU
APN
025-011-19
UPID
US62-0358187
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
-
Legion Sports Fest Hotel & Motel Resort
-
Skyline Church Church
-
Craft Beverage Expo & Conference Brewery & Distillery
-
Just Between Friends of Reno Clothing & Fashion Store
-
Reno Tahoe International Art Show Art Gallery
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.37M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.37M
Owner & transaction history
Reno Sparks Convention · 17 yrs held
Reno Sparks Convention
since 2009
4 recorded transactions
Zoning & alternative use
MU · Reno, NV
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The MU district is intended to promote an urban pattern of mixed-use development. The MU district is located adjacent to existing/planned high-frequency transit corridors, or where higher pedestrian activity is desired. The district accommodates an integrated mix of higher-density residential, commercial, retail, employment, and other service-oriented uses.…
Zone name
Mixed Use Urban
General category
MIXED_USE
Zone area
1,686.99 ac
Source
Realmo
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
$1,365,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.37M
Range $1.23M – $1.50M · ±10%
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
$2 / 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
$387
Tax year 2023
Assessed value
$31,589,379
Assessed 2023
Previous assessed
$26,946,036
+17.2% YoY
Effective rate
0.00%
On assessed value
Assessed land
$6,266,838
Assessed improvement
$25,322,541
Land market value
$17,905,250
Improvement market value
$72,350,118
Total market value
$90,255,368
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
Theaters & concert halls
Use group
AUDITORIUM
Status
Off-Market
Year built
1964
Construction
STEEL FRAME
Heating
YES
Cooling
YES
Stories
1
Units
1
Total area
759,161 SF
Lot
37.37 ac (1,627,750 SF)
Zoning code
MU
APN
025-011-19
UPID
US62-0358187
Jurisdiction
WASHOE
Zoning & alternative use
MU · Reno, NVZoning MU · permitted uses
MU · Reno, NV
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The MU district is intended to promote an urban pattern of mixed-use development. The MU district is located adjacent to existing/planned high-frequency transit corridors, or where higher pedestrian activity is desired. The district accommodates an integrated mix of higher-density residential, commercial, retail, employment, and other service-oriented uses. Higher-intensity uses are located adjacent to designated Urban Corridors (Virginia Street, Fourth Street, Mill Street and Plumb Lane), with lower intensities near the adjacent residential districts.
Zone name
Mixed Use Urban
General category
MIXED_USE
Zone area
1,686.99 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1964
Construction
STEEL FRAME
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
37.37 ac
Current owner
From public records · entity-resolved
Reno Sparks Convention
Individual
Free & Clear · 17 yrs held
Mailing address
PO BOX 837, RENO, NV 89504-0837
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 20, 2016
—
Golden Road Motor Inn INC
—
Deed
related
$460,000,000 · Wells Fargo Bk
Jan 21, 2009
—
Reno Sparks Convention
Golden Road Motor Inn INC
Quit Claim Deed
related
—
Jan 20, 2009
—
Golden Road Motor Inn INC
—
Deed Of Trust
related
$50,000,000 · Wells Fargo Bank
—
—
Golden Road Motor Inn INC
—
Loan Modification
related
$460,000,000 · Wells Fargo Bk
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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