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Property profile & analytics
OFF-MARKET
Estimated value
$2,760,000
Retail space
3390 Vly Vw Blvd Las Vegas, NV 89102-8208
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US62-0171305
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1996
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
21,948 SF
Lot
1.16 ac (50,530 SF)
APN
162-17-101-027
UPID
US62-0171305
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
-
TPI Las Vegas Marketing & Advertising Printing Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.12M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.71M
Blend (final)
Blend
$2.76M
Owner & transaction history
Phoenix Partners Lv LLC · 4 yrs held
Phoenix Partners Lv LLC
since 2021
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$2,895,000
ML approach
$3,120,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$4,505,000
Current use
Blend value · Realmo final
$2.76M
Range $2.48M – $3.04M · ±10% · vs last sale $2.51M (Dec 30 2021)
Last sale anchor
$2.51M
Dec 30 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
$126 / 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
$20,319
Tax year 2023
Assessed value
$863,679
Assessed 2024
Previous assessed
$778,532
+10.9% YoY
Effective rate
2.35%
On assessed value
Assessed land
$198,962
Assessed improvement
$664,717
Land market value
$568,463
Improvement market value
$1,899,191
Total market value
$2,467,654
Applied tax rate
470.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1996
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
2
Total area
21,948 SF
Lot
1.16 ac (50,530 SF)
APN
162-17-101-027
UPID
US62-0171305
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
RETAIL STORES Current
Est. value
$4.5M
RETAIL STORES Current
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
1996
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
2
Lot
1.16 ac
Current owner
From public records · entity-resolved
Phoenix Partners Lv LLC
Entity
Mailing address
2600 GANNETT AVE, DES MOINES, IA 50321-1295
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2021
$2,508,147
Phoenix Partners Lv LLC
Las Vegas Signs LLC
Bargain And Sale Deed
$2,500,000 · Jpmorgan Chase Bank NA
Feb 21, 2019
$1,958,197
Las Vegas Signs LLC
Royal Printing Company INC
Bargain And Sale Deed
$1,142,000 · Clark County Cu
Oct 14, 1999
—
Royal Printing Co INC
—
Grant Deed
related
$548,000 · Wells Fargo Bank
May 31, 1995
$182,500
Royal Printing Co INC
De Anza Ventures INC Retiremen
Grant Deed
$566,600 · Truckee River Bank
—
—
Royal Printing Co INC
—
Deed Of Trust
related
$250,000 · Clark Cnty Cu
—
—
Royal Printing Co INC
—
Deed Of Trust
related
$588,750 · Wells Fargo Bank
—
—
Royal Printing Co INC
—
Deed Of Trust
related
$565,000 · Nevada State Development Corp
—
—
Royal Printing Co INC
—
Deed Of Trust
related
$400,000 · Merrill Lynch Business Finl Sv
—
—
Royal Printing Co INC
—
Deed Of Trust
related
$948,006 · Wells Fargo 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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