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Property profile & analytics
OFF-MARKET
Individual retail properties
540 Victorian Ave, Sparks, NV 89431-5023
Individually Owned
11-yr Hold
Free & Clear
Property ID
US62-0091956
Property profile
Verified
Property type
Individual retail properties
Use group
BARBER, HAIR SALON
Year built
2002
Construction
WOOD
Total area
3,960 SF
Lot
0.34 ac (14,680 SF)
Zoning code
MUD
APN
033-307-10
UPID
US62-0091956
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
-
Radiance Salon & Day Spa Hair Salon Nail Salon
-
So Fresh & So Clean Clean LLC Hardware & Home Improvement
-
Villaggio Salon Suites Hair Salon
-
Pamela Kelley Hair Stylist Hair Salon
-
Kailey Huckaby Hair Salon
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
Shannon R Daniels · 11 yrs held
Shannon R Daniels
since 2014
7 recorded transactions
Zoning & alternative use
MUD · Sparks, 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 Sparks submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sparks 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
$5,727
Tax year 2023
Assessed value
$167,180
Assessed 2023
Previous assessed
$144,712
+15.5% YoY
Effective rate
3.43%
On assessed value
Assessed land
$48,811
Assessed improvement
$118,369
Land market value
$139,460
Improvement market value
$338,198
Total market value
$477,658
Applied tax rate
2,000.0000
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
Individual retail properties
Use group
BARBER, HAIR SALON
Status
Off-Market
Year built
2002
Construction
WOOD
Heating
YES
Cooling
YES
Stories
1
Total area
3,960 SF
Lot
0.34 ac (14,680 SF)
Zoning code
MUD
APN
033-307-10
UPID
US62-0091956
Jurisdiction
WASHOE
Zoning & alternative use
MUD · Sparks, NV
Zoning MUD · permitted uses
MUD · Sparks, NV
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sparks. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2002
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Lot
0.34 ac
Current owner
From public records · entity-resolved
Shannon R Daniels
Individual
Free & Clear · 11 yrs held
Mailing address
540 VICTORIAN AVE, SPARKS, NV 89431-5023
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2014
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
Sep 12, 2014
—
Shannon R Daniels
Daniels A & S Trust
Quit Claim Deed
related
—
Sep 12, 2014
$561,500
Rellim Properties LLC
Keith E Blacksmith
Bargain And Sale Deed
$568,000 · Nevada State Bank
Feb 1, 2005
—
Daniels Anthony & S Trust
Daniels,anthony D & Shannon R
Quit Claim Deed
related
—
Feb 21, 2002
$200,000
Blacksmith Trust
Blacksmith Trust
Grant Deed
related
—
Feb 5, 2002
$100,000
Anthony D Daniels
Blacksmith Trust
Grant Deed
$390,000 · Northern Nevada Bank
Jul 23, 2001
$200,000
Keith Blacksmith
Kesh & Co INC
Grant Deed
—
Jul 23, 2001
—
Kesh & Co INC
Keshmiri Trust
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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