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    3328 W Cougar Ave Las Vegas, NV 89139
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    3328 W Cougar Ave Las Vegas, NV 89139

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    • Residential land & home lots
    Off-Market
    Property ID
    US62-0172366
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Residential land & home lots

    Property Details for 3328 W Cougar Ave

    Property type
    Residential land & home lots

    Description

    1.14-acre lot for sale in SW Vegas Valley near Dean Martin and Wigwam. Horses are welcome here! Excellent lot for a custom home builder to purchase, subdivide the lot and build two homes (1/2 acre minimum build site.) The lot is temporarily gated for security purposes and dust control. The sewer line is being brought down Cougar this fall. It's an excellent time to plan for a lateral to connect this site to the sewer. Timing is everything! Don't miss this fantastic site for your custom build.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Las Vegas
    County
    Clark
    State
    Nevada
    Longitude
    -115.184822
    Latitude
    36.0341827

    Comparable in this City

    • $850,000
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      Residential Land Development Opportunity

      2.02 acres of residential land for development in Las Vegas.
      Las Vegas, NV 89139
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    • $650,000
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      Enterprise Land Parcel with Water

      Over an acre of land with water rights in Enterprise.
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    • $650,000
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      Residential Lot in South Las Vegas

      Prime 1.06-acre residential lot in desirable South Las Vegas neighborhood.
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    • $425,000
      1.25 Acres

      Las Vegas Acreage Home Site

      Rare 1.25-acre lot suitable for custom luxury home.
      W Pebble Rd, Las Vegas, NV 89139
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    • $400,000
      1.25 Acres

      Las Vegas 1.25-Acre Land Parcel

      1.25-acre parcel in Southwest Las Vegas, build your dream home.
      Raven Ave, Las Vegas, NV 89139
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    • $1,090,000

      Commercial Lot Near Casino

      1.02 acre commercial lot near Silverton Lodge and Casino.
      8333 Dean Martin Dr, Las Vegas, NV 89139
      View Details

    Similar Nearby for Sale

    • $850,000
      2.02 Acres

      Residential Land Development Opportunity

      2.02 acres of residential land for development in Las Vegas.
      Las Vegas, NV 89139
      View Details
    • $650,000
      1.02 Acres

      Enterprise Land Parcel with Water

      Over an acre of land with water rights in Enterprise.
      Redwood St, Las Vegas, NV 89139
      View Details
    • $650,000
      1.06 Acres

      Residential Lot in South Las Vegas

      Prime 1.06-acre residential lot in desirable South Las Vegas neighborhood.
      Pebble Rd, Las Vegas, NV 89139
      View Details
    • $425,000
      1.25 Acres

      Las Vegas Acreage Home Site

      Rare 1.25-acre lot suitable for custom luxury home.
      W Pebble Rd, Las Vegas, NV 89139
      View Details
    • $400,000
      1.25 Acres

      Las Vegas 1.25-Acre Land Parcel

      1.25-acre parcel in Southwest Las Vegas, build your dream home.
      Raven Ave, Las Vegas, NV 89139
      View Details
    • $1,090,000

      Commercial Lot Near Casino

      1.02 acre commercial lot near Silverton Lodge and Casino.
      8333 Dean Martin Dr, Las Vegas, NV 89139
      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Retail Space Near I-215

      Retail space for lease in fast-growing Southwest Las Vegas.
      8452 S Rainbow Blvd, Las Vegas, NV 89139
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      6 SF

      Las Vegas Industrial Storage Opportunity

      Paved, fenced yard with building in Southwest Las Vegas.
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      8,500 SF

      Prime Retail Land Opportunity

      Ground lease opportunity near Silverton Casino and Bass Pro Shops.
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      I-15 Frontage Commercial Land

      Land with I-15 frontage near South Point Casino.
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      Industrial Land Near I-15 Freeway

      Land available for lease near I-15, ideal for storage.
      9098 S Bronco St, Las Vegas, NV 89139
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      52,371 SF

      Freeway Frontage Flex/Industrial Space

      Flex/industrial spaces available Q1 2025 with freeway frontage.
      8620 Dean Martin Dr, Las Vegas, NV 89139
      View Details
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    Las Vegas, NV 89139
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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