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Property profile & analytics
OFF-MARKET
Estimated value
$19,685,000
Assisted living facilities
3250 Ft Apache Rd Las Vegas, NV 89117-0740
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US62-0354435
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1997
Construction
FRAME
Total area
92,650 SF
Lot
3.47 ac (151,153 SF)
APN
163-08-421-003
UPID
US62-0354435
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
-
Oakmont of The Lakes Nursing Home Retirement Community
-
Isla Home Owners Associates Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$14.98M
Blend (final)
Blend
$19.69M
Owner & transaction history
Hsre Oakmont Lakes LLC · 5 yrs held
Hsre Oakmont Lakes LLC
since 2021
Last sale
$23.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$27.4M
+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
$26,595,000
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)
$23,275,000
Current use
INDUSTRIAL (GENERAL)
$27,435,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$19.69M
Range $17.72M – $21.65M · ±10% · vs last sale $23.04M (May 10 2021)
Last sale anchor
$23.04M
May 10 2021
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
$212 / 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
$106,403
Tax year 2023
Assessed value
$3,640,115
Assessed 2024
Previous assessed
$3,294,797
+10.5% YoY
Effective rate
2.92%
On assessed value
Assessed land
$761,811
Assessed improvement
$2,878,304
Land market value
$2,176,603
Improvement market value
$8,223,726
Total market value
$10,400,329
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
1997
Construction
FRAME
Heating
HEAT PUMP
Stories
2
Total area
92,650 SF
Lot
3.47 ac (151,153 SF)
APN
163-08-421-003
UPID
US62-0354435
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
$23.3M
INDUSTRIAL (GENERAL)
Est. value
$27.4M
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
1997
Construction
FRAME
Heating
HEAT PUMP
Stories
2
Lot
3.47 ac
Current owner
From public records · entity-resolved
Hsre Oakmont Lakes LLC
Entity
Mailing address
3 PARK PLZ STE #1920, IRVINE, CA 92614-8541
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 10, 2021
$23,035,000
Hsre Oakmont Lakes LLC
Oakmont At Fort Apache Road LLC
Bargain And Sale Deed
$250,355,000 · Prudential Insurance Of America
Dec 27, 2018
—
Oakmont At Ft Apache Road LLC
—
Deed
related
$22,000,000 · Texas Cap Bk
Apr 5, 2018
—
Oakmont At Ft Apache Road LLC
Oakmont At Ft Apache Road LLC
Quit Claim Deed
related
$22,000 · Thompson Knight LLP
Nov 22, 1996
$1,143,500
Oakmont At Fort Apache Road Ll
Oakmont Retirement Investors
Grant Deed
related
$9,320,000 · Seafirst Bank
—
—
Oakmont At Ft Apache Road LLC
—
Loan Modification
related
$22,000,000 · Texas Cap Bk
—
—
Oakmont Of Fort Apache Road LLC
—
Deed Of Trust
related
$11,000,000 · Exchange Bank
—
—
Oakmont At Fort Apache Road Ll
—
Deed Of Trust
related
—
—
—
Oakmont Of Fort Apache Road LLC
—
Deed Of Trust
related
$4,500,000 · Exchange Bank
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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