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Property profile & analytics
OFF-MARKET
Estimated value
$18,250,000
Assisted living facilities
100 Delmar Gdns Dr Henderson, NV 89074-3216
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US62-0423189
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1988
Construction
FRAME
Total area
91,020 SF
Lot
10.56 ac (459,994 SF)
APN
178-18-302-003
UPID
US62-0423189
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$18.25M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$18.94M
Blend (final)
Blend
$18.25M
Owner & transaction history
Sell To Henderson Delmar Nv Propco · 2 yrs held
Sell To Henderson Delmar Nv Propco
since 2024
Last sale
$18.3M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Henderson submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Henderson 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
$18,250,000
ML approach
$18,250,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$22,770,000
Current use
Blend value · Realmo final
$18.25M
Range $16.43M – $20.08M · ±10% · vs last sale $18.25M (Jul 1 2024)
Last sale anchor
$18.25M
Jul 1 2024
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
$201 / 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
$140,776
Tax year 2023
Assessed value
$5,375,947
Assessed 2024
Previous assessed
$5,043,598
+6.6% YoY
Effective rate
2.62%
On assessed value
Assessed land
$1,738,777
Assessed improvement
$3,637,170
Land market value
$4,967,934
Improvement market value
$10,391,914
Total market value
$15,359,848
Applied tax rate
505.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1988
Construction
FRAME
Heating
YES
Stories
1
Total area
91,020 SF
Lot
10.56 ac (459,994 SF)
APN
178-18-302-003
UPID
US62-0423189
Jurisdiction
CLARK
Zoning & alternative use
Zoning · permitted uses
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$22.8M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1988
Construction
FRAME
Heating
YES
Stories
1
Lot
10.56 ac
Current owner
From public records · entity-resolved
Sell To Henderson Delmar Nv Propco
Individual
Mailing address
14805 N OUTER 40TH RD STE #300, CHESTERFIELD, MO 63017-6060
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 1, 2024
$18,250,000
Sell To Henderson Delmar Nv Propco
Delmar Gardens Of Green Valley INC
Bargain And Sale Deed
$26,712,435 · Nbh Bank NA
Mar 25, 2021
—
Delmar Gardens Of Green Valley INC
—
Deed
related
$107,000,000 · Umb Bank NA
Feb 1, 2013
—
Delmar Gardens Of Green Valley In
—
Deed Of Trust
related
$61,000,000 · Us Bank NA
Sep 30, 1994
—
Delmar Gardens Green Valley In
—
Deed Of Trust
related
$46,700,000 · Health Care Asset Trust
Sep 21, 1994
—
Cosada Health Facilities
Pacific Properties & Dev Corp
Quit Claim Deed
related
—
Nov 7, 1985
—
Cosada Health Facilities INC
—
Grant Deed
related
—
—
—
Delmar Gardens Of Green Valley
—
Loan Modification
related
$13,242,203 · Us Bk
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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