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Property profile & analytics
OFF-MARKET
Estimated value
$37,600,000
Assisted living facilities
2250 Flamingo Rd Las Vegas, NV 89119-5170
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US62-0465570
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1999
Construction
FRAME
Total area
107,838 SF
Lot
8.88 ac (386,813 SF)
APN
162-14-803-012
UPID
US62-0465570
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
-
Fresenius Medical Care at Kindred Flamingo Medical Clinic
-
Don A. Bugnet, DPT Medical Clinic
-
Charles L. Jackson Jr, PTA Medical Clinic
-
Kindred Hospital Las Vegas Flamingo Subacute Unit Employment Agency
-
Gini Gireesh Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$37.60M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$37.60M
Owner & transaction history
Vtr Kh Lvf LLC · 1 yrs held
Vtr Kh Lvf LLC
since 2024
Last sale
$37.6M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$59.9M
+121.1%
Warehouse, storage
$50.9M
+88.0%
Neighborhood: shopping center
$46.8M
+72.8%
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
$37,600,000
ML approach
$37,600,000
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)
$27,090,000
Current use
AUTO REPAIR, GARAGE
$59,895,000
Change: +121% · Conversion: Difficult
WAREHOUSE, STORAGE
$50,910,000
Change: +88% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$46,815,000
Change: +73% · Conversion: Difficult
RETAIL STORES
$40,315,000
Change: +49% · Conversion: Difficult
Blend value · Realmo final
$37.60M
Range $33.84M – $41.36M · ±10% · vs last sale $37.60M (Sep 19 2024)
Last sale anchor
$37.60M
Sep 19 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
$349 / 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
$124,400
Tax year 2023
Assessed value
$4,938,503
Assessed 2024
Previous assessed
$5,011,690
-1.5% YoY
Effective rate
2.52%
On assessed value
Assessed land
$1,340,307
Assessed improvement
$3,598,196
Land market value
$3,829,449
Improvement market value
$10,280,560
Total market value
$14,110,009
Applied tax rate
470.0000
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
1999
Construction
FRAME
Heating
YES
Cooling
YES
Stories
1
Total area
107,838 SF
Lot
8.88 ac (386,813 SF)
APN
162-14-803-012
UPID
US62-0465570
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
$27.1M
AUTO REPAIR, GARAGE
Est. value
$59.9M
WAREHOUSE, STORAGE
Est. value
$50.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$46.8M
RETAIL STORES
Est. value
$40.3M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1999
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
8.88 ac
Current owner
From public records · entity-resolved
Vtr Kh Lvf LLC
Entity
Mailing address
787 S 7TH AVE, NEW YORK, NY 10019-6018
Mailing matches property
Yes
Owner-occupied
Yes
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
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 19, 2024
$37,599,150
Vtr Kh Lvf LLC
Kindred Hospital Propco LLC
Bargain And Sale Deed
—
Sep 19, 2024
—
Kindred Hospital Propco LLC
Transitional Hospitals Corp Of Nv L
Bargain And Sale Deed
—
Sep 29, 2011
—
Transitional Hospitals Corp Of Nv
—
Deed Of Trust
related
$900,000,000 · Chase Bk/md
Oct 7, 2004
—
Transitional Hosps Corp Of Nevada
—
Deed Of Trust
related
$120,000,000 · J P Morgan Chase Bank
Aug 2, 2001
$3,328,500
Transitional Hospitals Corp
Vencor Nevada LLC
Grant Deed
—
May 7, 1998
—
Vencor INC
First Healthcare Corp
Grant Deed
related
—
Jul 22, 1997
$3,300,000
First Healthcare Corp
Estate LLC
Grant Deed
related
—
May 1, 1997
$1,500,000
Estate LLC
Ggs Oregon INC
Grant Deed
$1,500,000 · Conway Stuart & Woodbury
Oct 24, 1990
$1,925,000
G G S Oregon INC
Unknown
Grant Deed
—
—
—
Transitional Hospitals Corp Of
—
Loan Modification
related
$200,000,000 · Jp Morgan Chase Bk
—
—
Transitional Hosp Corp Of Nv INC
—
Deed Of Trust
related
$100,000 · J P Morgan Chase Bank
—
—
Transitional Hosps Corp Of Nevada
—
Loan Modification
related
—
—
—
Transitional Hospitals Corp Of
—
Loan Modification
related
$200,000,000 · Jp Morgan Chase Bk
—
—
Transitional Hospitals Corp Of
—
Deed Of Trust
related
—
—
—
Transitional Hospitals Corp Of
—
Loan Modification
related
$150,000,000 · Jp Morgan Chase Bk
—
—
Transitional Hosp Corp Of Nv INC
—
Deed Of Trust
related
—
—
—
Transitional Hospitals Corp Of
—
Deed Of Trust
related
—
—
—
Transitional Hosp Corp Of Nv INC
—
Loan Modification
related
—
—
—
Transitional Hospitalse Corp
—
Loan Modification
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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