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Property profile & analytics
OFF-MARKET
Estimated value
$1,105,000
Assisted living facilities
1555 Horizon Rdg Pkwy Henderson, NV 89012-3491
Individually Owned
19-yr Hold
~
Est. High Equity
Property ID
US62-0052331
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2008
Construction
FRAME
Total area
59,888 SF
Lot
3.34 ac (145,490 SF)
APN
178-21-704-009
UPID
US62-0052331
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
-
Sunrise of Henderson Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$935k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.28M
Blend (final)
Blend
$1.11M
Owner & transaction history
Cnlsun I Henderson Nv Senior Living · 19 yrs held
Cnlsun I Henderson Nv Senior Living
since 2007
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
by Request
ML approach
$935,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.11M
Range $995k – $1.22M · ±10%
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
$18 / 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
$125,950
Tax year 2023
Assessed value
$4,969,070
Assessed 2024
Previous assessed
$4,557,370
+9.0% YoY
Effective rate
2.53%
On assessed value
Assessed land
$499,031
Assessed improvement
$4,470,039
Land market value
$1,425,803
Improvement market value
$12,771,540
Total market value
$14,197,343
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
2008
Construction
FRAME
Heating
YES
Cooling
YES
Stories
3
Total area
59,888 SF
Lot
3.34 ac (145,490 SF)
APN
178-21-704-009
UPID
US62-0052331
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
Building & site characteristics
From public records
Year built
2008
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
3
Lot
3.34 ac
Current owner
From public records · entity-resolved
Cnlsun I Henderson Nv Senior Living
Individual
Mailing address
7900 WESTPARK DR STE T900, MCLEAN, VA 22102-4217
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 15, 2011
—
I Henderson Nv Senior Cnlsun
—
Deed Of Trust
related
$58,500,000 · Prudential Insurance Co
Feb 16, 2010
—
I Henderson Nv Senior L Cnlsun
—
Trustees Deed
related
$18,219,516 · Wells Fargo Bank
Apr 9, 2007
$2,600,000
Cnlsun I Henderson Nv Senior Living
Henderson Nv Senior Living LLC
Bargain And Sale Deed
related
$18,219,516 · Wells Fargo Bank NA
Apr 27, 2006
$2,600,000
Henderson Nv Senior Living LLC
Horizon Crossings LLC
Grant Deed
—
Apr 3, 2000
$1,300,000
Horizon Crossings LLC
Macdonald Properties Ltd
Grant Deed
$945,000 · Red Rock Community Bank
Oct 5, 1999
—
Macdonald Properties Ltd
Macdonald,rihcard C & Claire
Quit Claim Deed
related
$1,700,000 · Community Bank Nevada
—
—
I Henderson Nv Senior Cnlsun
—
Deed Of Trust
related
$16,240,516 · Wells Fargo Bank
—
—
I Henderson Nv Senior Cnlsun
—
Deed Of Trust
related
$58,500 · Prudential Insurance Co
—
—
Horizon Crossings LLC
—
Deed Of Trust
related
$620,000 · Colonial Bank
—
—
I Henderson Nv Senior L Cnlsun
—
Deed Of Trust
related
—
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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