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    The Largest CRE Database in the US with Over 1 Million Listings

    9103 Alta Dr Las Vegas, NV 89145

    View on Map
    Sponsored
    For Sale
    $3,250,000

    High Rise, High Rise,Penthouse - Las Vegas, NV

    Property size:
    4,792 SF
    Days on Market:
    5
    Last Refresh:
    Mar 28 at 10:06 am

    Property Features for 9103 Alta Dr

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Standard status
    Active
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4, Bathroom 5, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Den, Dining Room, Great Room, Kitchen, Living Room
    Bedrooms
    4
    Bathrooms
    6
    APN
    138-32-213-189
    Parking features
    Assigned, Covered, Garage, Guest, Valet
    Interior features
    Ceiling Fan(s), Sun Room, Window Treatments, Programmable Thermostat, Fireplace
    Fireplace
    1
    Appliances
    Cooktop, Cooktop - Gas, Dishwasher, Dryer, Garbage Disposer, Microwave, Oven - Double, Oven - Gas, Range, Range - Gas, Refrigerator, Refrigerator - Wine Storage, Washer
    Size
    4,792 SF

    Taxes and HOA fees

    Expense value
    3978
    Expense
    Home Owner Assessments Fee
    Expense freq.
    Monthly

    Utilities

    Heating system
    Central, Natural Gas
    Cooling system
    Electric

    Building Details

    Year built
    2006
    Architectural style
    High Rise

    We can help!

    Listing Contact
    Zar A. Zanganeh
    Zar A. Zanganeh

    The Agency Las Vegas

    Listing agent Zar A. Zanganeh License #BS.1000811

    Listing date Mar 24, 2026

    MLS# 2763304 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.

    Learn more

    Property Insight Report

    Overview

    Luxury High-Rise Penthouse in Las Vegas

    Located in One Queensridge Place, this five-star luxury building in Las Vegas offers a 4,792 square-foot penthouse. Accessible via a private elevator, the unit features four en-suite bedrooms, six bathrooms, and a study. The layout includes a large, open kitchen, a dedicated office, a wine cellar, a great room, a living room, and a formal dining room. The primary suite includes two en-suite bathrooms and two walk-in closets. Four balconies provide views of the Las Vegas Strip to the east and Red Rock Canyon to the west. The property includes an enclosed three-car garage plus valet service. Residents have access to 24/7 staff, including security, concierge, and baristas. Amenities include wine and cigar storage, a catering kitchen, a dining room, an indoor lap pool, a 13,000+ square-foot resort-style spa and gym, a 25-seat theater, a card room, a recreation and billiards room, an indoor/outdoor pool, and BBQ areas.
    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 - Amenitized penthouse with Strip and Red Rock views.
    Where is this residential income property located?
    The property is located at 9103 Alta Dr Las Vegas, NV.
    What is the asking price?
    The asking price for this property is $3,250,000.
    What are key features of this property?
    This property features: - Unparalleled views of the Las Vegas Strip and Red Rock Canyon from **4 balconies**; - Located in One Queensridge Place, the most highly amenitized Five Star Luxury Building in Las Vegas; - **Private elevator access** directly into the 4800+\/- sq ft unit with 4 en-suite bedrooms and 6 bathrooms
    (702) 400-0645
    Request Owner's contact information
    9103 Alta Dr Las Vegas, NV 89145
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    Las Vegas, NV 89145
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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
    9103 Alta Dr Las Vegas, NV 89145
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    We can help!
    Listing Contact
    Zar A. Zanganeh
    Zar A. Zanganeh
    Real Estate License ID: BS.1000811
    Learn More
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