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    9103 Alta Drive Las Vegas, NV 89145

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    Claim this Listing
    Pending
    $1,297,000

    High Rise - Las Vegas, NV

    Property size:
    2,638 SF
    Added:
    Jan 2, 2026
    Days on Market:
    107
    Last Refresh:
    Apr 19 at 7:06 pm

    Property Features for 9103 Alta Drive

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    2
    Bathrooms
    3
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Den, Dining Room, Great Room, Kitchen
    Parking features
    Garage, Guest, Valet
    Interior features
    Ceiling Fan(s), Window Treatments, Fireplace
    Fireplace
    1
    Appliances
    Cooktop, Cooktop - Gas, Dishwasher, Dryer, Garbage Disposer, Microwave, Range, Range - Gas, Refrigerator, Refrigerator - Wine Storage, Warming Drawer, Washer
    Standard status
    Pending
    APN
    138-32-213-142
    Size
    2,638 SF

    Taxes and HOA fees

    Tax Annual Amount
    12006
    Expense value
    3769
    Expense
    Home Owner Assessments Fee
    Expense freq.
    Monthly

    Utilities

    Heating system
    Central, Natural Gas
    Cooling system
    Electric

    Building Details

    Year built
    2006
    Floors in Building
    18
    Flooring type
    Carpet, Tile
    Architectural style
    High Rise

    We can help!

    Listing Contact
    John Sullivan

    Listing agent John Sullivan License #S.0177607

    Listing office Huntington & Ellis, A Real Est 9525 W. Russell Rd Suite C120, Las Vegas, NV

    Listing date Jan 2, 2026

    MLS# 2744431 Listing URL

    Copyright © 2026 Las Vegas REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Luxury High-Rise Residence in Las Vegas

    This exquisitely designed luxury residence, featuring a private elevator, is located in the prestigious Queensridge Place. The foyer leads to a formal dining area that includes a wine bar, ideal for entertaining. The unit features a gourmet Viking kitchen with a large island, stainless steel appliance suite, breakfast nook, and spacious pantry, seamlessly connected to the living and dining areas. Two terraces offer views of the Las Vegas Strip and Mountains. The property includes two full bedroom suites, 2.5 bathrooms, and a den with custom built-ins, suitable for a home office. The primary suite features a walk-in closet and a spa-inspired bath with a soaking tub and steam shower. Additional features include electronic shades, upgraded bedroom carpeting, large windows, and a private two-car garage. The property is move-in ready and offers a high-rise lifestyle. The property size is 2638 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Benetti's Italia Inc Big Box & Wholesale Store Daniel Howell Physician INSURANCE DEDICATED SOLUTIONS Financial Advisor One Queensridge Place ... Homeowners' Association Dr. Richard Litt Physician

    Suggested Use

    Law Firm Restaurant Real Estate Agency Dental Office Spa & Massage Center Hair Salon Nail Salon Food Market Grocery & Convenience Store Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Las Vegas
    County
    Clark
    State
    Nevada
    Longitude
    -115.291983
    Latitude
    36.166444

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    FAQs

    What type of property is this?
    Residential income property - Exquisitely designed residence with Strip and Mountain views.
    Where is this residential income property located?
    The property is located at 9103 Alta Drive Las Vegas, NV.
    What is the asking price?
    The asking price for this property is $1,297,000.
    What are key features of this property?
    This property features: Breathtaking Las Vegas Strip and Mountain Views from Two Terraces; Private Elevator Access within the Residence; Gourmet Viking Kitchen with Large Island and Stainless Steel Appliances
    (702) 521-4358
    We can help!
    Listing Contact
    John Sullivan
    Real Estate License ID: S.0177607
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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