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    Property profile & analytics

    8535 Blue Diamond Rd Las Vegas, NV 89178-9205

    • Day care centers
    • 4,193 SF
    • 0.43 lot acres
    OFF-MARKET
    Last Sale
    Mar 28, 2025
    $2,415,000
    Value Estimations
    $1,995,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US62-0819745
    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

    • Angel Face Preschool and Childcare / Preschool

    Property Details for 8535 Blue Diamond Rd

    Year built
    2020
    Construction
    FRAME
    Lot size
    0.43 lot acres
    Property size
    4,193 SF
    Property type
    Day care centers
    APN
    176-21-217-003
    APU
    17621217003

    Description

    This exceptional investment opportunity presents a single-tenant, net-leased preschool in Las Vegas, Nevada. The 4,162 square foot building, constructed in 2020, sits on a 0.43-acre lot and includes an additional 1,400 square feet of rentable outdoor playground space. Located at 8535 Blue Diamond Rd, 89178, this property enjoys a prime location within the rapidly growing Southwest Las Vegas area, ideally situated to serve the nearby Mountain's Edge, Rhodes Ranch, and Southwest Blue Diamond communities. The current tenant, Angel Face Preschool & Childcare, has occupied the building since April 1, 2020, under a 10-year NNN lease with 3% annual rent escalations. The lease has 5.4 years remaining, followed by two 5-year options. The property boasts a 100% occupancy rate and generates a strong net operating income (NOI) of $150,931, resulting in an attractive 5.75% cap rate. The building features a commercial kitchen equipped with a 600-gallon grease trap. The property is zoned Commercial General (CG) and is offered for sale as a leaseback with a personal guarantee. This is a rare opportunity to acquire a stable, high-performing investment with significant long-term potential. The tenant is expanding, with a second location planned for opening in 2025. The asking price is $2,625,000.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $2,005,000
      ML approach
      $1,910,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $1,844,000
      Market price range: $631k - $1.84M

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Las Vegas
    County
    Clark
    State
    Nevada
    Longitude
    -115.277
    Latitude
    36.0193
    CBSA code
    29820
    CBSA name
    LAS VEGAS-PARADISE, NV METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $12,329
    $157,340
    $323,845
    $481,185
    -
    $449,543
    $925,271
    $1,374,814

    Comparable in this City

    • Value Estimation
      $5,960,000
      11,893 SF

      9055 Blue Diamond Rd

      DAY CARE, PRE-SCHOOL • 11,893 SF
      9055 Blue Diamond Rd, Las Vegas, NV 89178-9390
      View Details
    • Value Estimation
      $450,000
      10,285 SF

      9650 Ft Apache Rd

      DAY CARE, PRE-SCHOOL • 10,285 SF
      9650 Ft Apache Rd, Las Vegas, NV 89178-3249
      View Details
    • Value Estimation by Request
      6,915 SF

      10175 Quarterhorse Ln

      PROFESSIONAL CLUBS/ASSOCIATIONS • 6,915 SF
      10175 Quarterhorse Ln, Las Vegas, NV 89178-3505
      View Details
    • Value Estimation by Request
      2,867 SF

      7858 Langara Ave

      PROFESSIONAL CLUBS/ASSOCIATIONS • 2,867 SF
      7858 Langara Ave, Las Vegas, NV 89178-4860
      View Details
    • Value Estimation by Request
      2.15 Acres

      Las Vegas, NV 89178

      VACANT COMMERCIAL LAND • 2.15 Acres
      Las Vegas, NV 89178
      View Details
    • Value Estimation
      $610,000
      12,720 SF

      9265 Cimarron Rd

      SHOPPING CENTER, STRIP CENTER • 12,720 SF
      9265 Cimarron Rd, Las Vegas, NV 89178-2549
      View Details

    Similar Nearby for Sale

    • $8,500,000
      8.54 Acres

      Las Vegas Land: 8.54 Acres

      Prime 8.54-acre residential land parcel
      0 Blue Diamond Rd, Las Vegas, NV 89178
      View Details
    • $300,000
      1,060 SF

      Remodeled Condo with Modern Amenities

      Updated condo featuring modern amenities in a secure, gated community.
      8842 Duncan Barrel Ave, Las Vegas, NV 89178
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    • $2,800,000

      Mountains Edge Corner Land Parcel

      Commercial land parcel in a rapidly growing Las Vegas community.
      6143 Straw Hays St, Las Vegas, NV 89178
      View Details
    • $10,000,000
      5.00 Acres

      5 Acres Hilltop Strip Views

      5 acres of land with 360-degree Strip, mountain, city views.
      5 Acres Hilltop Strip Vw, Las Vegas, NV 89178
      View Details
    • $299,000
      0.50 Acres

      Gated Half-Acre Lot

      Premium half-acre lot in Southwest Las Vegas, ready for custom build.
      7080 W Meranto Ave, Las Vegas, NV 89178
      View Details
    • $4,500,000

      3.52 Acres in Enterprise District

      Unincorporated Clark County land in developing southwest Las Vegas.
      B. Diamond, Las Vegas, NV 89178
      View Details

    Similar Nearby for Lease

    • $36 SF/Yr
      27,720 SF

      Cactus & Rainbow Retail Center

      Las Vegas Retail Space: Multiple Units Available
      10435 Rainbow Blvd, Las Vegas, NV 89178
      View Details
    • $30 SF/Yr
      16,000 SF

      Las Vegas Retail Space for Lease

      High-traffic retail space in Mountains' Edge
      8544 Blue Diamond Rd, Las Vegas, NV 89178
      View Details
    • Contact for pricing

      Grocery Anchored Retail Center

      Premier retail center in Mountain’s Edge master-planned community.
      8145 Blue Diamond Rd, Las Vegas, NV 89178
      View Details
    • $3 SF/Yr
      2,100 SF

      Retail Space on Blue Diamond

      Retail suites available in new development on Blue Diamond Rd.
      9075 Blue Diamond Rd, Las Vegas, NV 89178
      View Details
    • Contact for pricing
      2,827 SF

      Grocery Anchored Retail Space

      Retail space in Mountain’s Edge master planned community.
      7825 Blue Diamond Rd, Las Vegas, NV 89178
      View Details
    • $3 SF/Yr
      1,250 SF

      Retail Space in Blue Diamond

      Retail space available in a busy shopping center.
      8090 Blue Diamond Rd, Las Vegas, NV 89178
      View Details
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    8535 Blue Diamond Rd
    Las Vegas, NV 89178-9205
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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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