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Property profile & analytics
OFF-MARKET
Estimated value
$43,010,000
Office buildings
3260 Sammy Davis Jr Dr Las Vegas, NV 89109-1181
Entity Owned
33-yr Hold
Absentee Owner
Free & Clear
Property ID
US62-0488986
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1981
Construction
STEEL FRAME
Total area
111,610 SF
Lot
3.8 ac (165,528 SF)
APN
162-09-403-003
UPID
US62-0488986
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$28.19M
Comparable Approach
Comparable
$48.89M
Blend (final)
Blend
$43.01M
Owner & transaction history
Golden Nugget Finance Corp · 33 yrs held
Golden Nugget Finance Corp
since 1992
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$70.6M
+108.9%
Auto repair, garage
$62.0M
+83.4%
Neighborhood: shopping center
$48.5M
+43.4%
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%
$30,535,000
6.5%
$28,190,000
7%
$26,175,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$33,800,000
Current use
COMMERCIAL (GENERAL)
$70,590,000
Change: +109% · Conversion: Easy
AUTO REPAIR, GARAGE
$61,990,000
Change: +83% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$48,450,000
Change: +43% · Conversion: Difficult
RETAIL STORES
$41,725,000
Change: +23% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$33,045,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$43.01M
Range $38.71M – $47.31M · ±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
$385 / 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
$202,709
Tax year 2023
Assessed value
$11,655,655
Assessed 2024
Previous assessed
$10,881,939
+7.1% YoY
Effective rate
1.74%
On assessed value
Assessed land
$5,964,967
Assessed improvement
$5,690,688
Land market value
$17,042,763
Improvement market value
$16,259,109
Total market value
$33,301,872
Applied tax rate
410.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1981
Construction
STEEL FRAME
Heating
HEAT PUMP
Stories
2
Total area
111,610 SF
Lot
3.8 ac (165,528 SF)
APN
162-09-403-003
UPID
US62-0488986
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
OFFICE BUILDING Current
Est. value
$33.8M
COMMERCIAL (GENERAL)
Est. value
$70.6M
AUTO REPAIR, GARAGE
Est. value
$62.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$48.5M
RETAIL STORES
Est. value
$41.7M
INDUSTRIAL (GENERAL)
Est. value
$33.0M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1981
Construction
STEEL FRAME
Heating
HEAT PUMP
Stories
2
Lot
3.8 ac
Current owner
From public records · entity-resolved
Golden Nugget Finance Corp
Entity
Free & Clear · 33 yrs held
Mailing address
3950 LAS VEGAS BLVD S, LAS VEGAS, NV 89119-1005
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1992
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 15, 2002
—
Golden Nugget Finance Corp
—
Grant Deed
related
$2,000,000 · Us Bank NA
Oct 23, 1992
$4,000,000
Golden Nugget Finance Corp
Unknown
Grant Deed
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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