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Property profile & analytics
OFF-MARKET
Estimated value
$16,310,000
Assisted living facilities
2620 Lk Sahara Dr Las Vegas, NV 89117-3439
Entity Owned
~
Est. High Equity
Property ID
US62-0299797
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1998
Construction
FRAME
Total area
82,558 SF
Lot
2.5 ac (108,900 SF)
APN
163-08-502-011
UPID
US62-0299797
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
-
Chancellor Gardens of the Lake Nursing Home Retirement Community
-
Escalante at the Lakes Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$14.68M
Blend (final)
Blend
$16.31M
Owner & transaction history
Lpre Lakes LLC
Lpre Lakes LLC
since 2026
Last sale
$17.0M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$24.4M
+17.9%
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
$16,555,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$20,740,000
Current use
INDUSTRIAL (GENERAL)
$24,445,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$16.31M
Range $14.68M – $17.94M · ±10% · vs last sale $17.00M (May 2 2022)
Last sale anchor
$17.00M
May 2 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
$198 / 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
$104,993
Tax year 2023
Assessed value
$3,567,932
Assessed 2024
Previous assessed
$3,220,963
+10.8% YoY
Effective rate
2.94%
On assessed value
Assessed land
$411,642
Assessed improvement
$3,156,290
Land market value
$1,176,120
Improvement market value
$9,017,971
Total market value
$10,194,091
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1998
Construction
FRAME
Heating
HEAT PUMP
Stories
2
Total area
82,558 SF
Lot
2.5 ac (108,900 SF)
APN
163-08-502-011
UPID
US62-0299797
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$20.7M
INDUSTRIAL (GENERAL)
Est. value
$24.4M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
INDUSTRIAL (GENERAL)
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
1998
Construction
FRAME
Heating
HEAT PUMP
Stories
2
Lot
2.5 ac
Current owner
From public records · entity-resolved
Lpre Lakes LLC
Entity
Mailing address
12377 MERIT DR STE #500, DALLAS, TX 75251-2343
Ownership since
2026
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
Feb 27, 2026
$7,000,000
Lpre Lakes LLC
Las Vegas Senior Living LLC
Special Warranty Deed
$4,000,000 · Utah First FCU
May 2, 2022
$17,000,000
Las Vegas Senior Living LLC
Utnv Lakes Owner LLC
Bargain And Sale Deed
$33,300,000 · Key Bank NA
Feb 22, 2018
—
Utnv Lakes Owner LLC
—
Grant Deed
related
$19,000,000 · Heitman Credit Acquisition Vii
Jan 17, 2014
$6,333,650
Utnv Lakes Owner LLC
Slc The Lakes LLC
Grant Deed
—
Nov 3, 1997
$2,241,000
Slc-the Lakes
American Pacific Capital Sahar
Grant Deed
—
—
—
Slc-the Lakes LLC
—
Deed Of Trust
related
$9,240,000 · Red Mortgage Capital INC
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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