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Property profile & analytics
OFF-MARKET
Estimated value
$4,250,000
Assisted living facilities
6215 Sharlands Ave Reno, NV 89523-2919
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US62-1263944
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2022
Construction
WOOD
Total area
92,930 SF
Lot
2.68 ac (116,697 SF)
Zoning code
MF21
APN
212-161-02
UPID
US62-1263944
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
-
Summerset Senior Living, Reno - Independent & Assisted Living 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
$4.25M
Owner & transaction history
Summerset Reno Almc LLC · 4 yrs held
Summerset Reno Almc LLC
since 2021
4 recorded transactions
Zoning & alternative use
MF21 · Reno, 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$4,965,000
Current use
Blend value · Realmo final
$4.25M
Range $3.83M – $4.68M · ±10%
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
$46 / 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
$259,120
Tax year 2023
Assessed value
$7,533,157
Assessed 2023
Previous assessed
$4,474,588
+68.4% YoY
Effective rate
3.44%
On assessed value
Assessed land
$494,212
Assessed improvement
$7,038,945
Land market value
$1,412,034
Improvement market value
$20,111,271
Total market value
$21,523,305
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
2022
Construction
WOOD
Heating
YES
Cooling
YES
Stories
2
Units
76
Total area
92,930 SF
Lot
2.68 ac (116,697 SF)
Zoning code
MF21
APN
212-161-02
UPID
US62-1263944
Jurisdiction
WASHOE
Zoning & alternative use
MF21 · Reno, NVZoning MF21 · permitted uses
MF21 · Reno, NV
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$5.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
2022
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
2
Units
76
Lot
2.68 ac
Current owner
From public records · entity-resolved
Summerset Reno Almc LLC
Entity
Mailing address
2150 DOUGLAS BLVD STE #110, ROSEVILLE, CA 95661-3873
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 23, 2024
—
Summerset Reno Almc LLC
—
Deed
related
$5,444,000 · Ampac Tri State Cdc INC
Nov 2, 2023
—
Summerset Reno Almc LLC
—
Deed
related
$5,444,000 · Ampac Tn-state Coc INC
Oct 11, 2023
—
Summerset Reno Almc LLC
—
Deed
related
$5,300,000 · Five Star Bank
Dec 22, 2021
—
Summerset Reno Almc LLC
Summerset Assisted Living LLC
Intrafamily Transfer
related
$24,675,000 · Five Star Bank
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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