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Property profile & analytics
OFF-MARKET
Estimated value
$21,630,000
Assisted living facilities
2855 Horizon Rdg Pkwy Henderson, NV 89052-4394
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US62-0813230
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2017
Construction
CONCRETE
Total area
65,876 SF
Lot
2.24 ac (97,574 SF)
APN
177-36-115-002
UPID
US62-0813230
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
-
BRANDON R. CHUMAN Physician Medical Clinic
-
Coronado Ridge Skilled Nursing and Rehabilitation Center Nursing Home
-
Horizon RIdge Rehab Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$21.63M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$14.49M
Blend (final)
Blend
$21.63M
Owner & transaction history
Henderson Coronado Nv Propco LLC · 1 yrs held
Henderson Coronado Nv Propco LLC
since 2024
Last sale
$21.6M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$29.5M
+79.2%
Neighborhood: shopping center
$25.6M
+55.5%
Office building
$22.2M
+34.6%
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 Henderson submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Henderson 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
$21,630,000
ML approach
$21,630,000
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)
$16,480,000
Current use
AUTO REPAIR, GARAGE
$29,525,000
Change: +79% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$25,630,000
Change: +56% · Conversion: Difficult
OFFICE BUILDING
$22,180,000
Change: +35% · Conversion: Difficult
Blend value · Realmo final
$21.63M
Range $19.47M – $23.79M · ±10% · vs last sale $21.63M (Dec 3 2024)
Last sale anchor
$21.63M
Dec 3 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
$328 / 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
$101,809
Tax year 2023
Assessed value
$4,112,338
Assessed 2024
Previous assessed
$3,539,637
+16.2% YoY
Effective rate
2.48%
On assessed value
Assessed land
$648,867
Assessed improvement
$3,463,471
Land market value
$1,853,906
Improvement market value
$9,895,631
Total market value
$11,749,537
Applied tax rate
505.0000
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
2017
Construction
CONCRETE
Heating
HEAT PUMP
Cooling
YES
Stories
2
Total area
65,876 SF
Lot
2.24 ac (97,574 SF)
APN
177-36-115-002
UPID
US62-0813230
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
$16.5M
AUTO REPAIR, GARAGE
Est. value
$29.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$25.6M
OFFICE BUILDING
Est. value
$22.2M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
2017
Construction
CONCRETE
Heating
HEAT PUMP
Cooling
Yes
Stories
2
Lot
2.24 ac
Current owner
From public records · entity-resolved
Henderson Coronado Nv Propco LLC
Entity
Mailing address
10777 W TWAIN AVE STE #115, LAS VEGAS, NV 89135-3037
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 3, 2024
$21,628,700
Henderson Coronado Nv Propco LLC
Horizon Perez LLC
Bargain & Sale Deed
$30,844,114 · Capital Funding
May 2, 2018
—
Horizon Perez LLC
Horizon Perez LLC
Quit Claim Deed
related
—
Jul 7, 2016
—
Horizon Perez LLC
—
Grant Deed
related
$16,761,000 · National Bk/az
Jun 30, 2016
—
Horizon Perez LLC
—
Deed
related
$2,500,000 · Camino Properties LLC
Aug 6, 2015
$1,783,753
Horizon Perez LLC
Ryzman,zvi
Grant Deed
—
Aug 6, 2015
—
Zvi Ryzman
Ryzman,betty
Quit Claim Deed
related
—
Jun 30, 2015
$1,000,000
Zvi Ryzman
Sables LLC|horizon 2821 LLC
Trustees Deed
—
Aug 8, 2013
—
Horizon 2821 LLC
—
Trustees Deed
related
$1,350,000 · Zvi Ryzman
Aug 6, 2013
—
Horizon 2821 LLC
—
Trustees Deed
related
$1,350,000 · Zvi Ryzman
—
—
Horizon 2821 LLC
—
Deed Of Trust
related
$315,000 · M Javad Farboudmanesh
—
—
Horizon 2821 LLC
—
Deed Of Trust
related
$652,148 · M Javad Farboudmanesh
—
—
Horizon 2821 LLC
—
Deed Of Trust
related
$110,000 · Recreation Dev Co LLC
—
—
Horizon Perez LLC
—
Deed Of Trust
related
$2,500,000 · Camino Properties LLC
—
—
Horizon Perez LLC
—
Deed Of Trust
related
$2,520,000 · Camino Properties LLC
—
—
Horizon 2821 LLC
—
Deed Of Trust
related
$42,474 · Holmes Culley
—
—
Horizon 2821 LLC
—
Deed Of Trust
related
$140,000 · Recreational Dev Co LLC
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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