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    Property profile & analytics

    3319 Cliff Shadows Pkwy Las Vegas, NV 89129

    • Commercial real estate
    • 9.65 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US62-0568220
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Commercial real estate

    Property Details for 3319 Cliff Shadows Pkwy

    Lot size
    9.65 lot acres
    Property type
    Commercial real estate
    APN
    137-12-401-011 / 137-12-401-010 / 137-12-401-003

    Description

    This exceptional 9.65-acre parcel presents a unique investment opportunity in Northwest Las Vegas. Strategically located at the major interchange of Cheyenne Avenue and the 215 Beltway, this Planned Development (PD) zoned land offers unparalleled access to major transportation arteries. The property boasts breathtaking views of the Las Vegas Strip, downtown, and surrounding mountain ranges. Its prime location is further enhanced by its adjacency to an equestrian park, providing ample parking and access to nearby horse trails, hiking, and biking paths. The seller is open to considering all reasonable offers. The property's versatility allows for a wide range of development possibilities, including multi-family residential, commercial, or office projects. This is a rare chance to acquire a substantial land holding in a rapidly growing area with exceptional visibility and convenient access. The APN is 137-12-401-011 / 137-12-401-010 / 137-12-401-003. The asking price is $7,100,000. The property is owned by the International Church of Las Vegas. This site is ideal for a developer seeking to create a truly remarkable project.

    Value Estimations

    Powered by Realmo proprietary methodology Last update: July 3, 2025

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Las Vegas
    County
    Clark
    State
    Nevada
    Longitude
    -115.33036517708
    Latitude
    36.220425279115

    Comparable in this City

    • $2,950,000
      4.42 Acres

      Prime 4.42-Acre Las Vegas Land

      Residential development opportunity in Summerlin.
      3555 Cliff Shadows Pkwy, Las Vegas, NV 89129
      View Details
    • $2,225,000
      5.00 Acres

      Northwest Las Vegas Land

      5 Acres, Residential Zoning, $2.2M
      8664 Craig Rd, Las Vegas, NV 89129
      View Details
    • $1,250,000
      2.50 Acres

      Northwest Las Vegas Land - 2.5 Acres

      Prime residential land, excellent location. $1.25M
      0 Craig Rd, Las Vegas, NV 89129
      View Details
    • Contact for pricing

      Las Vegas Land for Sale

      Land available in developing Shadow Mountain area of Las Vegas.
      3631 Cliff Shadows Pkwy, Las Vegas, NV 89129
      View Details
    • New
      $800,000
      Pending

      Centennial Hills Horse Property

      2.19 acre horse-zoned property in Centennial Hills, Las Vegas.
      Las Vegas, NV 89129
      View Details
    • $900,000
      2.10 Acres

      Las Vegas Land For Sale

      2.1 net acres of vacant land ready for development.
      7740 W Lone Mountain Rd, Las Vegas, NV 89129
      View Details

    Similar Nearby for Sale

    • $2,950,000
      4.42 Acres

      Prime 4.42-Acre Las Vegas Land

      Residential development opportunity in Summerlin.
      3555 Cliff Shadows Pkwy, Las Vegas, NV 89129
      View Details
    • $2,225,000
      5.00 Acres

      Northwest Las Vegas Land

      5 Acres, Residential Zoning, $2.2M
      8664 Craig Rd, Las Vegas, NV 89129
      View Details
    • $1,250,000
      2.50 Acres

      Northwest Las Vegas Land - 2.5 Acres

      Prime residential land, excellent location. $1.25M
      0 Craig Rd, Las Vegas, NV 89129
      View Details
    • $775,000
      1.87 Acres

      Las Vegas Corner Lot

      Corner lot with development potential in Las Vegas, Nevada.
      N Fort Apache Rd, Las Vegas, NV 89129
      View Details
    • $900,000
      2.10 Acres

      Las Vegas Land For Sale

      2.1 net acres of vacant land ready for development.
      7740 W Lone Mountain Rd, Las Vegas, NV 89129
      View Details
    • New
      $800,000
      Pending

      Centennial Hills Horse Property

      2.19 acre horse-zoned property in Centennial Hills, Las Vegas.
      Las Vegas, NV 89129
      View Details

    Similar Nearby for Lease

    • $1,195 /Mo
      821 SF

      Furnished Las Vegas Apartment

      Fully furnished 1-bedroom apartment in a gated Las Vegas community.
      10550 W Alexander Rd, Las Vegas, NV 89129
      View Details
    • $1,475 /Mo

      Northwest Condo with Garage

      Charming 2-bedroom condo in a convenient Northwest location.
      3660 Renovah St, Las Vegas, NV 89129
      View Details
    • $1.75 SF/Yr
      12,896 SF

      Pointe North Office Campus

      Office campus near Northwest Medical District with flexible floor plans.
      7312-7324 W Cheyenne Ave, Las Vegas, NV 89129
      View Details
    • $21 SF/Yr
      1,488 SF

      Las Vegas Office Space Available

      Office space available for lease in Las Vegas, Nevada.
      7324 W Cheyenne Ave, Las Vegas, NV 89129
      View Details
    • $2 SF/Yr
      1,286 SF

      Medical Office Space Available

      Medical office space for lease with on-site amenities.
      7730 W Cheyenne Ave, Las Vegas, NV 89129
      View Details
    • $2 SF/Yr
      3,600 SF

      Retail/Church Space on Durango Drive

      Retail or church space available for lease on Durango Drive.
      3555 S Durango Dr, Las Vegas, NV 89129
      View Details
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    3319 Cliff Shadows Pkwy
    Las Vegas, NV 89129
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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.

    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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