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Property profile & analytics
OFF-MARKET
Estimated value
$680,000
Turn key restaurants
50 Sierra St Ste 1003 Reno, NV 89501-2265
Individually Owned
2-yr Hold
Free & Clear
Property ID
US62-0411071
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2006
Construction
FRAME
Total area
1,362 SF
Lot
0.03 ac (1,362 SF)
Zoning code
MDRD
APN
011-530-03
UPID
US62-0411071
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
$680k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$588k
Blend (final)
Blend
$680k
Owner & transaction history
Jessica Paynter · 2 yrs held
Jessica Paynter
since 2024
Last sale
$680,500
3 recorded transactions
Zoning & alternative use
MDRD · Reno, NV
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$725,000
+27.6%
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
$680,000
ML approach
$680,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$570,000
Current use
COMMERCIAL (GENERAL)
$725,000
Change: +28% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$545,000
Change: -4% · Conversion: Difficult
MEDICAL BUILDING
$475,000
Change: -16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$460,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$680k
Range $612k – $748k · ±10% · vs last sale $681k (Feb 2 2024)
Last sale anchor
$681k
Feb 2 2024
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
$499 / 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
$4,820
Tax year 2023
Assessed value
$213,240
Assessed 2023
Previous assessed
$213,240
+0.0% YoY
Effective rate
2.26%
On assessed value
Assessed land
$49,770
Assessed improvement
$163,470
Land market value
$142,200
Improvement market value
$467,056
Total market value
$609,256
Applied tax rate
1,001.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2006
Construction
FRAME
Heating
HOT WATER
Cooling
AC.CHILLED WATER
Stories
13
Units
1
Bathrooms
2
Total area
1,362 SF
Lot
0.03 ac (1,362 SF)
Zoning code
MDRD
APN
011-530-03
UPID
US62-0411071
Jurisdiction
WASHOE
Zoning & alternative use
MDRD · Reno, NV
Zoning MDRD · permitted uses
MDRD · 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
RESTAURANT Current
Est. value
$570,000
COMMERCIAL (GENERAL)
Est. value
$725,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$545,000
MEDICAL BUILDING
Est. value
$475,000
AUTO REPAIR, GARAGE
Est. value
$460,000
RESTAURANT Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
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
2006
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
13
Units
1
Bathrooms
2
Lot
0.03 ac
Current owner
From public records · entity-resolved
Jessica Paynter
Individual
Free & Clear · 2 yrs held
Mailing address
2555 NAPOLI DR, RENO, NV 89501
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 2, 2024
$680,500
Jessica Paynter
Michael T Heffner
Bargain And Sale Deed
—
Jul 12, 2007
$480,000
Michael T Heffner
The Palladio LLC
Bargain And Sale Deed
$360,000 · Pinnacle Mortgage Of Nevada LLC
Jun 7, 2007
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim 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.
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