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Property profile & analytics
OFF-MARKET
Estimated value
$5,370,000
Specialty properties
2755 Kyle Cyn Rd Las Vegas, NV 89124-9282
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US62-0420638
Property profile
Verified
Property type
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Year built
1985
Construction
FRAME
Total area
45,300 SF
Lot
5.76 ac (250,906 SF)
APN
128-28-304-001
UPID
US62-0420638
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
-
Canyon Restaurant & Tavern Bar Restaurant
-
“The Cliffhanger Bar at the Retreat on Charleston Peak. Bar & Pub
-
The Retreat on Charleston Peak Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.48M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.37M
Owner & transaction history
Mwdf 812 Charleston LLC · 1 yrs held
Mwdf 812 Charleston LLC
since 2024
Last sale
$5.4M
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
$5,195,000
ML approach
$5,480,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$5.37M
Range $4.83M – $5.91M · ±10% · vs last sale $5.40M (Sep 13 2024)
Last sale anchor
$5.40M
Sep 13 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
$119 / 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
$22,059
Tax year 2023
Assessed value
$1,693,648
Assessed 2024
Previous assessed
$1,553,595
+9.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$428,400
Assessed improvement
$1,265,248
Land market value
$1,224,000
Improvement market value
$3,614,994
Total market value
$4,838,994
Applied tax rate
110.0000
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
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Status
Off-Market
Year built
1985
Construction
FRAME
Heating
HEAT PUMP
Buildings
2
Stories
3
Units
64
Total area
45,300 SF
Lot
5.76 ac (250,906 SF)
APN
128-28-304-001
UPID
US62-0420638
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
1985
Construction
FRAME
Heating
HEAT PUMP
Stories
3
Buildings
2
Units
64
Lot
5.76 ac
Current owner
From public records · entity-resolved
Mwdf 812 Charleston LLC
Entity
Mailing address
2755 KYLE CYN RD, LAS VEGAS, NV 89124-9282
Mailing matches property
Yes
Owner-occupied
Yes
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 13, 2024
$5,400,000
Mwdf 812 Charleston LLC
Boutique Nv LLC
Bargain & Sale Deed
—
Jun 14, 2021
—
Boutique Nv LLC
Mt Charleston Landlord LLC
Quit Claim Deed
related
—
Feb 20, 2020
—
Mt Charleston Landlord LLC
—
Deed
related
$129,305 · Chapter 11 Est/memento Mori Ll
Oct 2, 2019
—
Mt Charleston Landlord LLC
—
Deed
related
$4,525,000 · Mountain W Debt Fund
Jun 27, 2018
$4,500,000
Mt Charleston Landlord LLC
Mtcharleston Resort LLC
Grant Deed
$3,530,000 · Mountain W Debt Fund
Jul 18, 2016
—
Mt Charleston Resort LLC
—
Deed
related
—
Dec 15, 2008
—
Mt Charleston Resort LLC
Mt Charleston Hotel LLC
Quit Claim Deed
—
Nov 18, 2004
$4,000,000
Mt Charleston Hotel LLC
Mt Charleston Inn
Grant Deed
related
$3,250,000 · Colonial Bank
—
—
At Charleston Resort LLC
—
Deed Of Trust
related
$1,550,000 · Mvp Mtg
—
—
Mt Charleston Resort LLC
—
Deed Of Trust
related
$2,300,000 · Mvp Mtg
—
—
Mt Charleston Landlord LLC
—
Loan Modification
related
$4,525,000 · Mountain W Debt Fund
—
—
Mt Charleston Resort LLC
—
Deed Of Trust
related
—
—
—
Mt Charleston Resort LLC
—
Deed Of Trust
related
—
—
—
Mt Charleston Landlord LLC
—
Deed Of Trust
related
$129,305 · Chapter 11 Est/memento Mori Ll
—
—
Mt Charleston Resort LLC
—
Loan Modification
related
$2,300,000 · Mvp Mtg
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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