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Property profile & analytics
OFF-MARKET
Estimated value
$1,630,000
Specialty properties
244 Rainbow Blvd Las Vegas, NV 89145-5329
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US62-0172702
Property profile
Verified
Property type
Specialty properties
Use group
VETERINARY, ANIMAL HOSPITAL
Year built
1983
Construction
FRAME
Total area
2,454 SF
Lot
0.14 ac (6,098 SF)
APN
138-34-501-008
UPID
US62-0172702
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
-
Rainbow Animal Hospital Veterinary Clinic
-
Rainbow Animal Hospital: Wolf S DVM Veterinary Clinic
-
Rainbow Animal Hospital: Vensand Alric DVM Veterinary Clinic
-
Elizabeth L Wolf Veterinary Clinic
-
Rainbow Animal Hospital: Paiba Neil A DVM Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.65M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.63M
Owner & transaction history
Keyway Las Vegas LLC · 3 yrs held
Keyway Las Vegas LLC
since 2022
Last sale
$1.6M
5 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
$1,585,000
ML approach
$1,645,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.63M
Range $1.47M – $1.79M · ±10% · vs last sale $1.63M (Aug 25 2022)
Last sale anchor
$1.63M
Aug 25 2022
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
$664 / 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
$5,243
Tax year 2023
Assessed value
$177,423
Assessed 2024
Previous assessed
$159,857
+11.0% YoY
Effective rate
2.96%
On assessed value
Assessed land
$40,509
Assessed improvement
$136,914
Land market value
$115,740
Improvement market value
$391,183
Total market value
$506,923
Applied tax rate
200.0000
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
Specialty properties
Use group
VETERINARY, ANIMAL HOSPITAL
Status
Off-Market
Year built
1983
Construction
FRAME
Heating
HEAT PUMP
Buildings
2
Stories
1
Total area
2,454 SF
Lot
0.14 ac (6,098 SF)
APN
138-34-501-008
UPID
US62-0172702
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
1983
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Buildings
2
Lot
0.14 ac
Current owner
From public records · entity-resolved
Keyway Las Vegas LLC
Entity
Mailing address
101 W 23RD ST #210, NEW YORK, NY 10011-2490
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 25, 2022
$1,625,000
Keyway Las Vegas LLC
Neil Patton Dvm PC
Bargain And Sale Deed
$40,000,000 · Blue Ridge Bank
Nov 18, 2021
—
Neil Patton
Neil A Patton
Intrafamily Transfer
related
—
Nov 17, 2021
—
Neil A Patton
Patton Properties LLC
Intrafamily Transfer
related
—
Jun 12, 2009
—
Patton Props LLC Rainbow Serie
Patton,neil A & Erna J
Quit Claim Deed
—
—
—
Neil A Patton
—
Deed Of Trust
related
$540,000 · Wells Fargo Bank
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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