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Property profile & analytics
OFF-MARKET
Estimated value
$40,000,000
Industrial properties
22510 Las Vegas Blvd Sandy Valley, NV 89019-1607
Entity Owned
1-yr Hold
Free & Clear
Property ID
US62-0947687
Property profile
Verified
Property type
Industrial properties
Use group
HEAVY INDUSTRIAL
Year built
1982
Construction
STEEL FRAME
Total area
66,643 SF
Lot
39.88 ac (1,737,173 SF)
APN
217-12-401-003
UPID
US62-0947687
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
$40.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$40.00M
Owner & transaction history
Synergos Nv Real Estate LLC · 1 yrs held
Synergos Nv Real Estate LLC
since 2024
Last sale
$40.0M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$63.7M
+281.9%
Restaurant
$49.1M
+194.8%
Auto repair, garage
$34.2M
+105.1%
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 Sandy Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sandy Valley 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
$40,000,000
ML approach
$40,000,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$63,655,000
Change: +282% · Conversion: Difficult
RESTAURANT
$49,130,000
Change: +195% · Conversion: Difficult
AUTO REPAIR, GARAGE
$34,190,000
Change: +105% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$29,020,000
Change: +74% · Conversion: Difficult
Blend value · Realmo final
$40.00M
Range $36.00M – $44.00M · ±10% · vs last sale $40.00M (Sep 6 2024)
Last sale anchor
$40.00M
Sep 6 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
$600 / 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
$64,273
Tax year 2023
Assessed value
$2,614,706
Assessed 2024
Previous assessed
$2,614,706
+0.0% YoY
Effective rate
2.46%
On assessed value
Assessed land
$231,703
Assessed improvement
$2,383,003
Land market value
$662,009
Improvement market value
$6,808,580
Total market value
$7,470,589
Applied tax rate
104.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Industrial properties
Use group
HEAVY INDUSTRIAL
Status
Off-Market
Year built
1982
Construction
STEEL FRAME
Heating
HEAT PUMP
Cooling
EVAPORATIVE
Buildings
3
Stories
1
Total area
66,643 SF
Lot
39.88 ac (1,737,173 SF)
APN
217-12-401-003
UPID
US62-0947687
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
COMMERCIAL (GENERAL)
Est. value
$63.7M
RESTAURANT
Est. value
$49.1M
AUTO REPAIR, GARAGE
Est. value
$34.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$29.0M
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1982
Construction
STEEL FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Buildings
3
Lot
39.88 ac
Current owner
From public records · entity-resolved
Synergos Nv Real Estate LLC
Entity
Free & Clear · 1 yrs held
Mailing address
16430 N SCOTTSDALE RD STE #240, SCOTTSDALE, AZ 85254-1855
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 6, 2024
$40,000,000
Synergos Nv Real Estate LLC
Letica Corporation
Bargain And Sale Deed
—
Nov 7, 2017
—
Letica Corp
Letica Corp
Quit Claim Deed
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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