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Property profile & analytics
OFF-MARKET
Estimated value
$38,815,000
Assisted living facilities
5255 Kietzke Ln Reno, NV 89511-2037
Entity Owned
3-yr Hold
Free & Clear
Property ID
US62-0724155
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2020
Construction
WOOD
Total area
107,028 SF
Lot
4.1 ac (178,596 SF)
Zoning code
PD
APN
040-900-23
UPID
US62-0724155
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
-
Clearwater at Rancharrah Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$38.82M
Owner & transaction history
Shp Vi Rancharrah Jv LLC · 3 yrs held
Shp Vi Rancharrah Jv LLC
since 2022
Last sale
$39.2M
7 recorded transactions
Zoning & alternative use
PD · Reno, NV
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$35.2M
+515.3%
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
$38,125,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$35,175,000
Change: +515% · Conversion: Difficult
Blend value · Realmo final
$38.82M
Range $34.93M – $42.70M · ±10% · vs last sale $39.16M (Dec 13 2022)
Last sale anchor
$39.16M
Dec 13 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
$363 / 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
$198,185
Tax year 2023
Assessed value
$5,916,310
Assessed 2023
Previous assessed
$5,010,920
+18.1% YoY
Effective rate
3.35%
On assessed value
Assessed land
$875,120
Assessed improvement
$5,041,190
Land market value
$2,500,344
Improvement market value
$14,403,399
Total market value
$16,903,743
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2020
Construction
WOOD
Heating
HEAT PUMP
Cooling
YES
Stories
2
Units
118
Total area
107,028 SF
Lot
4.1 ac (178,596 SF)
Zoning code
PD
APN
040-900-23
UPID
US62-0724155
Jurisdiction
WASHOE
Zoning & alternative use
PD · Reno, NV
Zoning PD · permitted uses
PD · 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
$35.2M
APARTMENT HOUSE (5+ UNITS)
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
2020
Construction
WOOD
Heating
HEAT PUMP
Cooling
Yes
Stories
2
Units
118
Lot
4.1 ac
Current owner
From public records · entity-resolved
Shp Vi Rancharrah Jv LLC
Entity
Free & Clear · 3 yrs held
Mailing address
7 GIRALDA FARMS, MADISON, NJ 07940-1051
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 8, 2023
—
Shp Vi Rancharrah Jv LLC
—
Deed
related
$34,948,000 · The Huntington National Bank
Dec 13, 2022
$39,162,000
Shp Vi Rancharrah Jv LLC
Clearwater At Rancharrah LLC
Bargain And Sale Deed
—
Jan 10, 2019
$4,950,000
Clearwater At Rancharrah LLC
Csl Berkshire Acquisitions LLC
Grant Deed
—
May 15, 2018
—
Csl Berkshire Acquisition LLC
Rh Land Holdingsmck LLC
Grant Deed
—
Feb 23, 2018
—
Csl Berkshire Acquisitions LLC
Rh Land Holdings Mck LLC
Quit Claim Deed
$2,000,000 · Csl Bershire Acquisitions LLC
Jan 11, 2018
—
Rh Land Holdings Mck LLC
—
Deed
related
$861,086 · Es-jpm LLC
—
—
Rh Land Holdings Mck LLC
—
Loan Modification
related
$861,086 · Es-jpm LLC
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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