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Property profile & analytics
OFF-MARKET
Estimated value
$3,790,000
Outlet malls
9705 Pyramid Way Sparks, NV 89441-7541
Entity Owned
15-yr Hold
Free & Clear
Property ID
US62-0526028
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2009
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
14,736 SF
Lot
1.57 ac (68,389 SF)
Zoning code
OS 30% / NC 70%
APN
532-131-06
UPID
US62-0526028
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
-
Walgreens Pharmacy
-
COVID-19 Drive-Thru Testing at Walgreens Medical Laboratory
-
Walgreens Pharmacy Pharmacy
-
FedEx OnSite Postal Service Courier Service
-
Victor Hsiao Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.25M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.79M
Owner & transaction history
Fdc Eagle Landing Inv Co LLC · 15 yrs held
Fdc Eagle Landing Inv Co LLC
since 2011
5 recorded transactions
Zoning & alternative use
OS 30% / NC 70% · Sparks, NV
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$6.1M
+35.7%
Medical building
$5.2M
+15.0%
Commercial (general)
$5.1M
+13.8%
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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$5,680,000
6.5%
$5,245,000
7%
$4,870,000
Alternative Use
Use
Estimation
RETAIL STORES
$4,480,000
Current use
INDUSTRIAL (GENERAL)
$6,080,000
Change: +36% · Conversion: Difficult
MEDICAL BUILDING
$5,155,000
Change: +15% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,100,000
Change: +14% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$4,865,000
Change: +9% · Conversion: Difficult
OFFICE BUILDING
$4,080,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$3.79M
Range $3.41M – $4.17M · ±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
$257 / 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
$27,116
Tax year 2023
Assessed value
$927,924
Assessed 2023
Previous assessed
$774,622
+19.8% YoY
Effective rate
2.92%
On assessed value
Assessed land
$316,017
Assessed improvement
$611,907
Land market value
$902,906
Improvement market value
$1,748,306
Total market value
$2,651,212
Applied tax rate
4,000.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2009
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Units
1
Total area
14,736 SF
Lot
1.57 ac (68,389 SF)
Zoning code
OS 30% / NC 70%
APN
532-131-06
UPID
US62-0526028
Jurisdiction
WASHOE
Zoning & alternative use
OS 30% / NC 70% · Sparks, NVZoning OS 30% / NC 70% · permitted uses
OS 30% / NC 70% · Sparks, 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
RETAIL STORES Current
Est. value
$4.5M
INDUSTRIAL (GENERAL)
Est. value
$6.1M
MEDICAL BUILDING
Est. value
$5.2M
COMMERCIAL (GENERAL)
Est. value
$5.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.9M
OFFICE BUILDING
Est. value
$4.1M
RETAIL STORES Current
INDUSTRIAL (GENERAL)
MEDICAL BUILDING
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
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
2009
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
1.57 ac
Current owner
From public records · entity-resolved
Fdc Eagle Landing Inv Co LLC
Entity
Free & Clear · 15 yrs held
Mailing address
2801 WOODSIDE ST, DALLAS, TX 75204-2523
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2021
—
Fdc Eagle Landing Investment Compan
—
Deed
related
$3,600,000 · Mony Life Insurance Company
Mar 23, 2011
—
Fdc Eagle Landing Inv Co LLC
Nevada St Bk
Grant Deed
related
—
Mar 22, 2011
$7,000,000
Fdc Eagle Landing Inv Co LLC
Nevada St Bk
Grant Deed
$4,550,000 · Aviva Life & Annuity Co
Dec 17, 2010
—
Nevada St. Bk
Eagle Landing Center LLC
Deed In Lieu Of Foreclosure
related
—
Jan 19, 2010
—
Owner Name Unavailable
Owner Name Unavailable
Grant 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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