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Property profile & analytics
OFF-MARKET
Estimated value
$34,615,000
Motels
255 Flamingo Rd Las Vegas, NV 89169-4708
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US62-0352624
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
2001
Construction
FRAME
Total area
517,554 SF
Lot
14.6 ac (635,976 SF)
APN
162-21-503-012
UPID
US62-0352624
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
-
JC Bike Travel Travel Agency Tour Operator
-
Copa Room Restaurant Theater & Performing Art Venue
-
Bistecca Restaurant
-
Tuscany Suites & Casino Hotel & Motel
-
Pub 365 Nightclub Bar & Pub
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$41.05M
Blend (final)
Blend
$34.62M
Owner & transaction history
Tuscany Suites LLC · 9 yrs held
Tuscany Suites LLC
since 2016
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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$34.62M
Range $31.15M – $38.08M · ±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
$67 / 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
$1,179,427
Tax year 2023
Assessed value
$44,683,678
Assessed 2024
Previous assessed
$40,906,905
+9.2% YoY
Effective rate
2.64%
On assessed value
Assessed land
$15,804,004
Assessed improvement
$28,879,674
Land market value
$45,154,297
Improvement market value
$82,513,354
Total market value
$127,667,651
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
Motels
Use group
MOTEL
Status
Off-Market
Year built
2001
Construction
FRAME
Heating
HEAT PUMP
Buildings
4
Stories
3
Units
720
Total area
517,554 SF
Lot
14.6 ac (635,976 SF)
APN
162-21-503-012
UPID
US62-0352624
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
2001
Construction
FRAME
Heating
HEAT PUMP
Stories
3
Buildings
4
Units
720
Lot
14.6 ac
Current owner
From public records · entity-resolved
Tuscany Suites LLC
Entity
Mailing address
3930 HOWARD HUGHES PKWY STE #340, LAS VEGAS, NV 89169-0946
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 1, 2025
—
Tuscany Suites LLC
—
Deed
related
$31,500,000 · The Heers Family Trust
Jun 28, 2017
—
Tuscany Hotel & Casino LLC
—
Deed
related
$40,693,450 · Bank Of The West
Sep 29, 2016
$28,154,590
Tuscany Suites LLC
Heers Family Trust
Grant Deed
—
Mar 31, 2010
—
Tuscany Suites LLC
—
Deed Of Trust
related
$15,000,000 · Bank Of The West
Oct 24, 2000
—
Clark County (nv)
Heers Trust
Trustees Deed
related
—
Sep 11, 2000
—
Heers Trust
—
Grant Deed
related
$30,000,000 · Tokai Bank California
—
—
Tuscany Hotel & Casino LLC
—
Loan Modification
related
—
—
—
Charles M Heers
—
Deed Of Trust
related
$41,262,000 · Bank Of The West
—
—
Charles M Heers
—
Deed Of Trust
related
$40,693,450 · Bank Of The West
—
—
Tuscany Suites LLC
—
Loan Modification
related
$40,693,450 · Bank Of The West
—
—
Charles M Heers
—
Deed Of Trust
related
$41,262,000 · Bank Of The West
—
—
Heers Family Trust
—
Loan Modification
related
$40,693,450 · Bank Of The West
—
—
Tuscany Hotel & Casino LLC
—
Loan Modification
related
—
—
—
Tuscany Suites LLC
—
Loan Modification
related
—
—
—
Tuscany Suites LLC
—
Deed Of Trust
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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