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Property profile & analytics
OFF-MARKET
Estimated value
$2,280,000
Drive through restaurants
4978 Sun Vly Blvd, Sun Valley, NV 89433-8228
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US62-1146464
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
1999
Construction
WOOD
Total area
2,496 SF
Lot
1.05 ac (45,738 SF)
Zoning code
NC
APN
085-060-12
UPID
US62-1146464
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
$2.47M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.97M
Blend (final)
Blend
$2.28M
Owner & transaction history
1904 LLC · 6 yrs held
1904 LLC
since 2020
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
NC · Sun Valley, NV
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.9M
+34.5%
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 Sun Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sun 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
$2,485,000
ML approach
$2,465,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,410,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,895,000
Change: +35% · Conversion: Difficult
Blend value · Realmo final
$2.28M
Range $2.05M – $2.51M · ±10% · vs last sale $2.24M (Mar 18 2020)
Last sale anchor
$2.24M
Mar 18 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
$913 / 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
$9,368
Tax year 2023
Assessed value
$291,500
Assessed 2023
Previous assessed
$257,768
+13.1% YoY
Effective rate
3.21%
On assessed value
Assessed land
$142,920
Assessed improvement
$148,580
Land market value
$408,343
Improvement market value
$424,515
Total market value
$832,858
Applied tax rate
4,020.0000
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
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
Off-Market
Year built
1999
Construction
WOOD
Heating
YES
Cooling
YES
Stories
1
Units
1
Bathrooms
2
Total area
2,496 SF
Lot
1.05 ac (45,738 SF)
Zoning code
NC
APN
085-060-12
UPID
US62-1146464
Jurisdiction
WASHOE
Zoning & alternative use
NC · Sun Valley, NV
Zoning NC · permitted uses
NC · Sun Valley, NV
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sun Valley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.9M
RESTAURANT Current
NEIGHBORHOOD: SHOPPING CENTER
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
1999
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Units
1
Bathrooms
2
Lot
1.05 ac
Current owner
From public records · entity-resolved
1904 LLC
Entity
Mailing address
1960 HARTOG DR #10, SAN JOSE, CA 95131-2212
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 18, 2020
$2,239,500
1904 LLC
Moxan Trust
Grant Deed
—
Sep 13, 2018
—
Nsb Sun Valley LLC
—
Deed
related
—
Feb 26, 2003
$2,080,000
Moyra E Woodward
Haste,melvin J
Quit Claim Deed
related
$1,250,000 · La Jolla Savings Bank
Oct 24, 2000
$1,970,000
Moyra E Woodward
Intercapital Development INC
Grant Deed
$1,150,000 · Nevada State Bank
Mar 17, 2000
$1,541,500
Intercapital Development INC
Las Cal Corp
Grant Deed
related
$1,250,000 · Seller
Oct 30, 1997
$230,000
Las Cal Corporation
Arnold,stanley
Grant Deed
—
Sep 14, 1994
—
Stanley Arnold
White,virginia
Grant Deed
related
—
—
—
Stanley J Arnold
—
Deed Of Trust
related
$49,500 · Beneficial Nevada INC
—
—
Moxan Trust
—
Deed Of Trust
related
$734,500 · Bank Of The West
—
—
Nsb Sun Valley LLC
—
Deed Of Trust
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.
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