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Property profile & analytics
OFF-MARKET
Estimated value
$2,420,000
Office buildings
1170 Sunset Rd Henderson, NV 89011-4510
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US62-0835933
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2014
Construction
CONCRETE
Total area
10,880 SF
Lot
3.97 ac (172,933 SF)
APN
179-05-411-006
UPID
US62-0835933
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
-
Cadence Residential Community Master Association Homeowners' Association
-
Cadence Master Planned Community Construction Company General Contractor
-
Cadence Visitor Center Corporate Office
-
Trish Nash Team Real Estate Agency
-
Hiltz Commercial Group Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.25M
CAP Approach
CAP
$2.93M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.42M
Owner & transaction history
The Landwell Company LP · 3 yrs held
The Landwell Company LP
since 2022
Last sale
$2.2M
6 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
$2,480,000
ML approach
$2,245,000
CAP Approach
CAP Return
Estimation
6%
$3,175,000
6.5%
$2,930,000
7%
$2,720,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,400,000
Current use
RETAIL STORES
$2,995,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$2.42M
Range $2.18M – $2.66M · ±10% · vs last sale $2.23M (Jul 25 2022)
Last sale anchor
$2.23M
Jul 25 2022
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
$222 / 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 2021Property tax & assessments
Tax year 2021
Tax billed
$33,653
Tax year 2021
Assessed value
$1,162,365
Assessed 2021
Previous assessed
$1,162,365
+0.0% YoY
Effective rate
2.90%
On assessed value
Assessed land
$484,212
Assessed improvement
$678,153
Land market value
$1,383,463
Improvement market value
$1,937,580
Total market value
$3,321,043
Applied tax rate
521.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2014
Construction
CONCRETE
Heating
YES
Stories
2
Total area
10,880 SF
Lot
3.97 ac (172,933 SF)
APN
179-05-411-006
UPID
US62-0835933
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
OFFICE BUILDING Current
Est. value
$3.4M
RETAIL STORES
Est. value
$3.0M
OFFICE BUILDING Current
RETAIL STORES
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
2014
Construction
CONCRETE
Heating
YES
Stories
2
Lot
3.97 ac
Current owner
From public records · entity-resolved
The Landwell Company LP
Entity
Mailing address
875 W WARM SPGS RD, HENDERSON, NV 89011-4063
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 25, 2022
—
The Landwell Company LP
The Landwell Company LP
Intrafamily Transfer
related
—
Jul 20, 2021
—
The Landwell Company LP
Cadence Animal Hospital LLC
Re-recorded Document
related
—
Jun 21, 2021
—
Cadence Sunset I LLC
The Landwell Company LP
Re-recorded Document
related
—
May 14, 2021
$10,879
The Landwell Company LP
Cadence Animal Hospital LLC
Quit Claim Deed
related
—
Apr 1, 2021
$2,225,000
Mother Gooses Golden Eggs LLC
The Landwell Company LP
Bargain And Sale Deed
$1,125,000 · Bank Of The West
Mar 19, 2021
$820,000
Cadence Sunset I LLC
Landewll Company LP
Bargain And Sale Deed
—
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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