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Property profile & analytics
OFF-MARKET
Estimated value
$2,165,000
Retail space
85 Hubbard Way Reno, NV 89502
Entity Owned
19-yr Hold
Absentee Owner
Free & Clear
Property ID
US62-0360444
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1946
Construction
WOOD
Total area
11,548 SF
Lot
1.57 ac (68,389 SF)
Zoning code
MU
APN
020-012-29
UPID
US62-0360444
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
$2.25M
Comparable Approach
Comparable
$1.44M
Blend (final)
Blend
$2.17M
Owner & transaction history
Wpd Investments LLC · 19 yrs held
Wpd Investments LLC
since 2007
7 recorded transactions
Zoning & alternative use
MU · Reno, NV
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$3.2M
+1.1%
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%
$2,435,000
6.5%
$2,250,000
7%
$2,090,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,150,000
Current use
INDUSTRIAL (GENERAL)
$3,180,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$2.17M
Range $1.95M – $2.38M · ±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
$187 / 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
$19,696
Tax year 2023
Assessed value
$628,165
Assessed 2023
Previous assessed
$524,267
+19.8% YoY
Effective rate
3.14%
On assessed value
Assessed land
$386,529
Assessed improvement
$241,636
Land market value
$1,104,369
Improvement market value
$690,389
Total market value
$1,794,758
Applied tax rate
1,002.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1946
Construction
WOOD
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Units
2
Total area
11,548 SF
Lot
1.57 ac (68,389 SF)
Zoning code
MU
APN
020-012-29
UPID
US62-0360444
Jurisdiction
WASHOE
Zoning & alternative use
MU · Reno, NV
Zoning MU · permitted uses
MU · 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
RETAIL STORES Current
Est. value
$3.2M
INDUSTRIAL (GENERAL)
Est. value
$3.2M
RETAIL STORES Current
INDUSTRIAL (GENERAL)
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
1946
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Units
2
Lot
1.57 ac
Current owner
From public records · entity-resolved
Wpd Investments LLC
Entity
Free & Clear · 19 yrs held
Mailing address
2640 S VIRGINIA ST, RENO, NV 89502-3719
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 26, 2021
—
Rajput Properties LLC
—
Deed
related
$1,550,000 · Heritage Southeast Bank
May 3, 2007
—
Wpd Investments LLC
Wpd Investments LLC
Quit Claim Deed
—
Sep 30, 2005
$1,900,000
Wpd Investments LLC
Hill Properties II Ltd
Grant Deed
$1,425,000 · Heritage Bank Nevada
Mar 13, 1996
—
Hill Properties II Ltd
—
Grant Deed
related
$1,100,000 · Heritage Bank Of Nevada
Jan 22, 1996
$250,000
Hill Properites II Ltd
Hill Properties
Grant Deed
related
—
Oct 13, 1988
$281,700
Hill Properties
Unknown
Grant Deed
—
—
—
Rajput Properties LLC
—
Deed Of Trust
related
$56,000 · Heritage Bk/nv
—
—
Rajput Properties LLC
—
Deed Of Trust
related
$525,000 · Heritage Bank Nevada
—
—
Rajput Properties LLC
—
Deed Of Trust
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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