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Property profile & analytics
OFF-MARKET
Estimated value
$1,150,000
Office buildings
3280 Rainbow Blvd 150 Las Vegas, NV 89108-5011
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US62-1141012
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1983
Construction
FRAME
Total area
3,724 SF
Lot
0.87 ac (37,897 SF)
APN
138-11-405-001
UPID
US62-1141012
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
-
Allergy Institute Of Nevada Medical Clinic
-
Ellyin Francis MD Pediatrician Physician
-
Dr. Salvador Borromeo Physician
-
Dr. Carol L. Barlow, MD Physician Medical Clinic
-
Total Family Care Specialists Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.15M
CAP Approach
CAP
$1.06M
Comparable Approach
Comparable
$1.48M
Blend (final)
Blend
$1.15M
Owner & transaction history
Ares Group Holdings LLC · 2 yrs held
Ares Group Holdings LLC
since 2024
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.6M
+43.4%
Retail stores
$1.4M
+23.5%
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
$1,150,000
ML approach
$1,150,000
CAP Approach
CAP Return
Estimation
6%
$1,145,000
6.5%
$1,060,000
7%
$985,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,130,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,615,000
Change: +43% · Conversion: Difficult
RETAIL STORES
$1,390,000
Change: +23% · Conversion: Moderate
MEDICAL BUILDING
$1,025,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$1.15M
Range $1.04M – $1.27M · ±10% · vs last sale $1.15M (Apr 26 2024)
Last sale anchor
$1.15M
Apr 26 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
$309 / 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
$5,515
Tax year 2023
Assessed value
$244,428
Assessed 2024
Previous assessed
$222,985
+9.6% YoY
Effective rate
2.26%
On assessed value
Assessed land
$159,167
Assessed improvement
$85,261
Land market value
$454,763
Improvement market value
$243,603
Total market value
$698,366
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1983
Construction
FRAME
Heating
HEAT PUMP
Cooling
CENTRAL
Stories
1
Rooms
6
Bathrooms
2
Total area
3,724 SF
Lot
0.87 ac (37,897 SF)
APN
138-11-405-001
UPID
US62-1141012
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
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
RETAIL STORES
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.0M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
MEDICAL 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
1983
Construction
FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Rooms
6
Bathrooms
2
Lot
0.87 ac
Current owner
From public records · entity-resolved
Ares Group Holdings LLC
Entity
Mailing address
6767 W CHARLESTON BLVD STE #130, LAS VEGAS, NV 89146-9004
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 26, 2024
$1,150,000
Ares Group Holdings LLC
Francis Ellyin
Bargain And Sale Deed
$530,000 · Zb NA
Apr 26, 2024
—
Ares Group Hoildings LLC
—
Deed
related
$437,000 · Mortgage Capital Dev Corp
Apr 19, 2012
—
Frances Ellyin
Chan,howard
Grant Deed
related
—
Aug 11, 2011
$300,000
Francis Ellyin
Chan,howard
Grant Deed
$300,000 · Bank Of Nevada
Nov 24, 2010
$200,000
Gino Liang
California Bk & Trust
Grant Deed
—
Jul 30, 2009
$442,902
California Bk & Trust
Wt Capital Lender Svcs
Trustees Deed
related
—
Sep 21, 2001
$470,000
Carlo Barlow Professional Corp
Rankin,chester T & Shirley M
Grant Deed
$347,000 · California Bank & Trust
—
—
Chester T Rankin
—
Deed Of Trust
related
$70,000 · Bankwest Of Nevada
—
—
Chester T Rankin
—
Deed Of Trust
related
$232,500 · Accubanc Mortgage Corp
—
—
Francis Ellyin
—
Deed Of Trust
related
$248,000 · Nevada State Development Corp
—
—
Carol Baarlow
—
Deed Of Trust
related
$288,000 · Nevada State Development Corp
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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