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Property profile & analytics
OFF-MARKET
Retail space
5398 Sun Vly Blvd, Sun Valley, NV 89433-7946
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US62-0099857
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1979
Construction
WOOD
Total area
2,061 SF
Lot
0.29 ac (12,502 SF)
Zoning code
GC
APN
085-155-15
UPID
US62-0099857
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
5seat Investments LLC · 1 yrs held
5seat Investments LLC
since 2025
Last sale
$500,000
7 recorded transactions
Zoning & alternative use
GC · Sun Valley, NV
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$2,803
Tax year 2023
Assessed value
$86,515
Assessed 2023
Previous assessed
$76,635
+12.9% YoY
Effective rate
3.24%
On assessed value
Assessed land
$40,906
Assessed improvement
$45,609
Land market value
$116,875
Improvement market value
$130,312
Total market value
$247,187
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1979
Construction
WOOD
Heating
YES
Cooling
YES
Stories
1
Units
1
Total area
2,061 SF
Lot
0.29 ac (12,502 SF)
Zoning code
GC
APN
085-155-15
UPID
US62-0099857
Jurisdiction
WASHOE
Zoning & alternative use
GC · Sun Valley, NV
Zoning GC · permitted uses
GC · 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.
Building & site characteristics
From public records
Year built
1979
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
0.29 ac
Current owner
From public records · entity-resolved
5seat Investments LLC
Entity
Mailing address
202 S MINNESOTA ST, CARSON CITY, NV 89703-4267
Ownership since
2025
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
Jun 20, 2025
$3,441,286
5seat Investments LLC
Ssac Re1 LLC
Deed
related
—
Sep 15, 2022
$500,000
Ssac Re1 LLC
5seat Investments LLC
Bargain And Sale Deed
$2,750,000 · 5seat Investments LLC
Jun 24, 2016
—
5seat Investments LLC
—
Deed
related
$500,000 · Am I Nvestments LLC
Mar 25, 2015
$399,000
5seat Investments LLC
Housing Solutions INC
Grant Deed
$299,000 · Private Individual
Jun 14, 1999
$154,000
Easy Living Mobile Homes INC
Norwest Bank Nevada
Grant Deed
$155,000 · Nevada State Bank
—
—
5seat Investments LLC
—
Deed Of Trust
related
$500,000 · Am I Nvestments LLC
—
—
Easy Living Mobile Homes INC
—
Deed Of Trust
related
$76,000 · Nevada State Development Corp
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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