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Property profile & analytics
OFF-MARKET
Estimated value
$24,385,000
Assisted living facilities
1935 Paseo Verde Pkwy Henderson, NV 89012-3146
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US62-1242342
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2009
Construction
FRAME
Total area
113,792 SF
Lot
3.08 ac (134,165 SF)
APN
178-20-614-001
UPID
US62-1242342
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
-
Merrill Gardens at Green Valley Ranch Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$22.28M
Blend (final)
Blend
$24.39M
Owner & transaction history
Mg At Gvr LLC · 5 yrs held
Mg At Gvr LLC
since 2020
Last sale
$23.6M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$35.5M
+24.9%
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
$28,085,000
ML approach
by Request
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)
$28,465,000
Current use
OFFICE BUILDING
$35,545,000
Change: +25% · Conversion: Difficult
Blend value · Realmo final
$24.39M
Range $21.95M – $26.82M · ±10% · vs last sale $23.58M (Sep 18 2020)
Last sale anchor
$23.58M
Sep 18 2020
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
$214 / 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
$135,194
Tax year 2023
Assessed value
$6,321,692
Assessed 2024
Previous assessed
$5,740,353
+10.1% YoY
Effective rate
2.14%
On assessed value
Assessed land
$800,800
Assessed improvement
$5,520,892
Land market value
$2,288,000
Improvement market value
$15,773,977
Total market value
$18,061,977
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
2009
Construction
FRAME
Heating
YES
Cooling
YES
Stories
3
Units
88
Total area
113,792 SF
Lot
3.08 ac (134,165 SF)
APN
178-20-614-001
UPID
US62-1242342
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
$28.5M
OFFICE BUILDING
Est. value
$35.5M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
2009
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
3
Units
88
Lot
3.08 ac
Current owner
From public records · entity-resolved
Mg At Gvr LLC
Entity
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
Ownership since
2020
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
Sep 18, 2020
$23,584,000
Mg At Gvr LLC
Mg Landlord II LLC
Bargain And Sale Deed
$459,640,000 · Prudential Insurance Of America
Mar 30, 2020
$23,566,557
Mgp 48 LLC
Gardens At Green Vly R Merrill
Correction Deed
—
Dec 5, 2011
$23,566,557
Mgp 48 LLC
Merrill Gardens Of Green Valley R
Grant Deed
—
Dec 5, 2011
—
Merrill Gardens Of Green Valley R
—
Deed Of Trust
related
$15,708,828 · Bank Of America
Oct 9, 2007
$4,500,000
Merrill Gardens Of Green Valley R
Gvr Passages Senior Residences
Grant Deed
—
Oct 6, 2006
$1,760,000
Gvr Passages Senior Res
Farmanali Family Trust
Grant Deed
$1,144,000 · Bank Of Nevada
Aug 29, 2003
$500,000
Farmanali,tr
Sab Greeley Ltd Co
Grant Deed
—
Dec 27, 2001
$500,000
Sab Greeley LLC
Green Valley Development Ltd
Grant Deed
related
$400,000 · Green Valley Development Ltd
—
—
Mgp 48 LLC
—
Deed Of Trust
related
$13,500,000 · Health Care Reit INC
—
—
Merrill Gardens Of Green Valley R
—
Deed Of Trust
related
$21,500 · Bank Of America
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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