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Property profile & analytics
OFF-MARKET
Estimated value
$870,000
Turn key restaurants
50 Sierra St Ste 501 Reno, NV 89501-2274
Individually Owned
2-yr Hold
Property ID
US62-1222980
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2006
Construction
FRAME
Total area
1,498 SF
Lot
0.03 ac (1,497 SF)
Zoning code
MDRD
APN
011-525-01
UPID
US62-1222980
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
$840k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$624k
Blend (final)
Blend
$870k
Owner & transaction history
Robert V Willmes II · 2 yrs held
Robert V Willmes II
since 2024
Last sale
$888,000
6 recorded transactions
Zoning & alternative use
MDRD · Reno, NV
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$800,000
+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
$865,000
ML approach
$840,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$625,000
Current use
COMMERCIAL (GENERAL)
$800,000
Change: +28% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$600,000
Change: -4% · Conversion: Difficult
MEDICAL BUILDING
$525,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$870k
Range $783k – $957k · ±10% · vs last sale $888k (Jun 22 2022)
Last sale anchor
$888k
Jun 22 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
$581 / 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
$6,043
Tax year 2023
Assessed value
$226,160
Assessed 2023
Previous assessed
$189,642
+19.3% YoY
Effective rate
2.67%
On assessed value
Assessed land
$49,770
Assessed improvement
$176,390
Land market value
$142,200
Improvement market value
$503,970
Total market value
$646,170
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
1,498 SF
Lot
0.03 ac (1,497 SF)
Zoning code
MDRD
APN
011-525-01
UPID
US62-1222980
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
$625,000
COMMERCIAL (GENERAL)
Est. value
$800,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$600,000
MEDICAL BUILDING
Est. value
$525,000
RESTAURANT Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL 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
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
Robert V Willmes II
Individual
Mailing address
50 N SIERRA ST STE #501, RENO, NV 89501-2274
Mailing matches property
Yes
Owner-occupied
Yes
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 28, 2024
$1,050,000
Robert V Willmes II
Naomi C Tsuda
Bargain And Sale Deed
—
Jun 22, 2022
$888,000
Naomi C Tsuda
David Mcroberts
Bargain And Sale Deed
$621,600 · United Wholesale Mortgage
Jun 6, 2019
—
Mcroberts,david & Jan F Trust
Mcroberts,jan M & David M II
Quit Claim Deed
related
—
Apr 27, 2016
$609,000
Jan M Mcroberts
Tupper,dennis L & Claire L
Grant Deed
—
Jun 29, 2007
$685,500
Dennis L Tupper
The Palladio LLC
Bargain And Sale Deed
$548,120 · Wells Fargo Bank NA
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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