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Property profile & analytics
OFF-MARKET
Estimated value
$19,020,000
Community centers
2250 Nellis Blvd Las Vegas, NV 89104
Entity Owned
15-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US62-1295252
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1990
Construction
CONCRETE
Total area
61,039 SF
Lot
15.55 ac (677,358 SF)
APN
161-04-414-002
UPID
US62-1295252
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$22.72M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$19.02M
Owner & transaction history
15 Winterwood LLC · 15 yrs held
15 Winterwood LLC
since 2011
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$24,605,000
6.5%
$22,715,000
7%
$21,090,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$26,500,000
Current use
Blend value · Realmo final
$19.02M
Range $17.12M – $20.92M · ±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
$312 / 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
$148,653
Tax year 2023
Assessed value
$6,337,401
Assessed 2024
Previous assessed
$5,395,031
+17.5% YoY
Effective rate
2.35%
On assessed value
Assessed land
$1,894,346
Assessed improvement
$4,443,055
Land market value
$5,412,417
Improvement market value
$12,694,443
Total market value
$18,106,860
Applied tax rate
340.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1990
Construction
CONCRETE
Heating
HEAT PUMP
Buildings
6
Stories
1
Total area
61,039 SF
Lot
15.55 ac (677,358 SF)
APN
161-04-414-002
UPID
US62-1295252
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$26.5M
NEIGHBORHOOD: SHOPPING CENTER Current
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
1990
Construction
CONCRETE
Heating
HEAT PUMP
Stories
1
Buildings
6
Lot
15.55 ac
Current owner
From public records · entity-resolved
15 Winterwood LLC
Entity
Mailing address
985 WHITE DR, LAS VEGAS, NV 89119-4411
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
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
Apr 3, 2025
—
Ten15 Winterwood LLC
—
Deed
related
$155,000 · River City Petroleum INC
Apr 26, 2011
$8,450,000
15 Winterwood LLC
Jefferson-pilot Invs INC
Grant Deed
—
Sep 3, 2010
$9,870,000
Jefferson-pilot Invs INC
Fennemore Craig PC
Trustees Deed
—
Aug 22, 2007
$23,880,000
Winterwood Investors LLC
Pk Sale LLC
Grant Deed
$18,400,000 · Lincoln National Life Ins
Mar 12, 2007
$23,477,697
Pk Sale LLC
Kimco Realty Corp
Grant Deed
—
Aug 13, 1997
$3,129,500
Pan Pacific Retail Properties
Pan Pacific Development
Grant Deed
related
—
—
—
Ten15 Winterwood LLC
—
Deed Of Trust
related
$18,000,000 · Cantor Com'l R/e Lndg
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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