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Property profile & analytics
OFF-MARKET
Estimated value
$1,860,000
Outlet malls
110 Rainbow Blvd Las Vegas, NV 89145-5353
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US62-0351594
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,639 SF
Lot
0.84 ac (36,590 SF)
APN
138-34-501-002
UPID
US62-0351594
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
Current use
Occupant on record · Public records
-
wynd noodle Restaurant
-
Eat The V (Vegan Food) Restaurant
-
Dasha Burgers & Wings Restaurant
-
Brunch Spot Restaurant Cafe & Coffee Shop
-
Summerlin Takeout Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.16M
CAP Approach
CAP
$1.61M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.86M
Owner & transaction history
110 S Rainbow Blvd Lv LLC · 4 yrs held
110 S Rainbow Blvd Lv LLC
since 2021
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.9M
+69.2%
Auto repair, garage
$2.6M
+48.6%
Neighborhood: shopping center
$2.0M
+16.1%
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 Las Vegas submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Las Vegas 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
$2,025,000
ML approach
$2,160,000
CAP Approach
CAP Return
Estimation
6%
$1,745,000
6.5%
$1,610,000
7%
$1,495,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,735,000
Current use
COMMERCIAL (GENERAL)
$2,935,000
Change: +69% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,575,000
Change: +49% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,015,000
Change: +16% · Conversion: Moderate
OFFICE BUILDING
$1,405,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.86M
Range $1.67M – $2.05M · ±10% · vs last sale $1.76M (Oct 12 2021)
Last sale anchor
$1.76M
Oct 12 2021
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
$401 / 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
$11,578
Tax year 2023
Assessed value
$414,207
Assessed 2024
Previous assessed
$359,563
+15.2% YoY
Effective rate
2.80%
On assessed value
Assessed land
$200,678
Assessed improvement
$213,529
Land market value
$573,366
Improvement market value
$610,083
Total market value
$1,183,449
Applied tax rate
200.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Buildings
2
Stories
1
Total area
4,639 SF
Lot
0.84 ac (36,590 SF)
APN
138-34-501-002
UPID
US62-0351594
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
RETAIL STORES Current
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$2.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.0M
OFFICE BUILDING
Est. value
$1.4M
RETAIL STORES Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
1
Buildings
2
Lot
0.84 ac
Current owner
From public records · entity-resolved
110 S Rainbow Blvd Lv LLC
Entity
Mailing address
1290 AVE OF THE AMERICAS, NEW YORK, NY 10104-0101
Ownership since
2021
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
Dec 13, 2021
—
110 S Rainbow Blvd Lv LLC
—
Deed
related
$450,000 · Goldman Sachs Bank USA
Oct 12, 2021
$1,755,500
110 S Rainbow Blvd Lv LLC
Dean Tingey
Bargain And Sale Deed
—
Jan 30, 2018
—
Westwind Trust
Westwind Trust
Quit Claim Deed
related
—
Jun 5, 2009
—
Westwind Trust
Owner Name Unavailable
Grant Deed
related
$820,000 · Nevada State Bank
Oct 19, 2006
—
Westwind Trust
Raincliff Ptshp
Grant Deed
—
Sep 16, 1992
$505,000
Raincliff Partnership
Unknown
Grant Deed
$708,014 · Nevada State Bk
—
—
Raincliff Partnership
—
Deed Of Trust
related
$393,341 · Nevada State Bank
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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