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Property profile & analytics
OFF-MARKET
Estimated value
$4,332,950,000
High-rise multifamily apartments
2600 Harmon Ave Las Vegas, NV 89158-4538
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US62-0445132
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
2007
Construction
CONCRETE
Total area
494,124 SF
APN
162-20-614-638
UPID
US62-0445132
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
-
Vice Versa Patio & Lounge Restaurant
-
Vdara Pool & Cabanas Swimming Pool Hardware & Home Improvement
-
Secret Suites at Vdara Hotel Hotel & Motel
-
City Center Condos at Vdara Hotel & Motel Vacation Rental
-
Market Cafe Vdara Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.20B
Blend (final)
Blend
$4.33B
Owner & transaction history
Ace V Propco LLC · 4 yrs held
Ace V Propco LLC
since 2021
6 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
$4.33B
Range $3.90B – $4.77B · ±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
$8,769 / 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
$86,770
Tax year 2023
Assessed value
$21,595,257
Assessed 2024
Previous assessed
$19,242,982
+12.2% YoY
Effective rate
0.40%
On assessed value
Assessed land
$4,355,463
Assessed improvement
$17,239,794
Land market value
$12,444,180
Improvement market value
$49,256,554
Total market value
$61,700,734
Applied tax rate
470.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
2007
Construction
CONCRETE
Heating
HOT WATER
Cooling
AC.CHILLED WATER
Buildings
3
Stories
55
Units
1495
Total area
494,124 SF
APN
162-20-614-638
UPID
US62-0445132
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
2007
Construction
CONCRETE
Heating
HOT WATER
Cooling
Yes
Stories
55
Buildings
3
Units
1495
Current owner
From public records · entity-resolved
Ace V Propco LLC
Entity
Mailing address
3950 LAS VEGAS BLVD S, LAS VEGAS, NV 89119-1005
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 10, 2025
—
Ace V Propco LLC
—
Deed
related
$345,000,000 · Jpmorgan Chase Bank NA
Sep 27, 2021
—
Ace V Propco LLC
Citycenter Vdara Holdings LLC
Bargain And Sale Deed
—
Jul 30, 2018
—
Citycenter Boutique Hotel Hl
—
Loan Modification
related
$1,925,000,000 · Bank Of America
Jan 21, 2011
—
Citycenter Boutique Hotel Hold
—
Deed Of Trust
related
$500,000,000 · Bank Of America
Mar 12, 2010
—
Citycenter Vdra Condo Hotel
Citycenter Vdara Dev LLC
Quit Claim Deed
related
—
—
—
Citycenter Boutique Hotel
—
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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