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Property profile & analytics
OFF-MARKET
Investment properties
9530 Virginia St Reno, NV 89506-9120
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US62-0403723
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1962
Total area
432 SF
Lot
5 ac (217,800 SF)
Zoning code
MS
APN
082-101-52
UPID
US62-0403723
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
-
Nevada Barricade & Sign Co Inc Painting Service General Contractor
-
Nevada Baracade Construction Company
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
Peavine West LLC · 13 yrs held
Peavine West LLC
since 2012
7 recorded transactions
Zoning & alternative use
MS · 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
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
$3,078
Tax year 2023
Assessed value
$211,845
Assessed 2023
Previous assessed
$175,860
+20.5% YoY
Effective rate
1.45%
On assessed value
Assessed land
$185,239
Assessed improvement
$26,606
Land market value
$529,254
Improvement market value
$76,016
Total market value
$605,270
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1962
Heating
NONE
Total area
432 SF
Lot
5 ac (217,800 SF)
Zoning code
MS
APN
082-101-52
UPID
US62-0403723
Jurisdiction
WASHOE
Zoning & alternative use
MS · Reno, NV
Zoning MS · permitted uses
MS · 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.
Building & site characteristics
From public records
Year built
1962
Heating
NONE
Lot
5 ac
Current owner
From public records · entity-resolved
Peavine West LLC
Entity
Mailing address
PO BOX 60897, RENO, NV 89506-0017
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 26, 2016
—
Peavine West LLC
—
Deed
related
$1,650,000 · Golden Pacific Bank
Dec 26, 2012
$340,000
Peavine West LLC
Heritage Bank Of Nevada
Bargain And Sale Deed
$255,000 · Heritage Bank Of Nevada
May 3, 2012
$387,000
Heritage Bk Of Nv
Western Title Co LLC
Trustees Deed
related
—
Jan 30, 2009
—
Jk Ents Painting Svcs INC
Kraus,joseph M
Grant Deed
—
Jan 5, 2007
$512,500
Joseph M Kraus
Nbc Ltd
Bargain And Sale Deed
$640,000 · Heritage Bank Of Nevada
Jan 5, 2007
—
Joseph M Kraus
Becker,ulrike M
Grant Deed
related
—
Sep 27, 2004
$289,000
Nbc Ltd
Lspi Exchange Corp
Grant Deed
—
Apr 27, 2004
$270,000
Lspi Exchange Corp
Petty,vern G & M G
Grant Deed
$235,000 · Vern G & M G Petty
—
—
J K Ents Painting Services INC
—
Deed Of Trust
related
$15,782 · Kelly-moore Paint Co INC
—
—
Joseph M Kraus
—
Deed Of Trust
related
$720,000 · Heritage Bank Nevada
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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