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Property profile & analytics
OFF-MARKET
Estimated value
$7,090,000
Assisted living facilities
3391 Buffalo Dr Las Vegas, NV 89129-6283
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US62-0129294
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2000
Construction
FRAME
Total area
12,355 SF
Lot
1.06 ac (46,174 SF)
APN
138-09-801-022
UPID
US62-0129294
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
-
NeuroRestorative Rehabilitation Center Physical Therapy Clinic
-
Patricia H. Pollina, APN Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.95M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.09M
Owner & transaction history
Buena Sands Apartments LLC · 4 yrs held
Buena Sands Apartments LLC
since 2022
Last sale
$7.2M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$8.9M
+186.9%
Commercial (general)
$7.8M
+151.8%
Auto repair, garage
$6.9M
+121.1%
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
$7,010,000
ML approach
$6,950,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$8,905,000
Change: +187% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,815,000
Change: +152% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,860,000
Change: +121% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,365,000
Change: +73% · Conversion: Difficult
RETAIL STORES
$4,620,000
Change: +49% · Conversion: Difficult
Blend value · Realmo final
$7.09M
Range $6.38M – $7.80M · ±10% · vs last sale $7.20M (May 18 2022)
Last sale anchor
$7.20M
May 18 2022
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
$574 / 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
$27,367
Tax year 2023
Assessed value
$924,051
Assessed 2024
Previous assessed
$834,736
+10.7% YoY
Effective rate
2.96%
On assessed value
Assessed land
$242,414
Assessed improvement
$681,637
Land market value
$692,611
Improvement market value
$1,947,534
Total market value
$2,640,145
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
2000
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Total area
12,355 SF
Lot
1.06 ac (46,174 SF)
APN
138-09-801-022
UPID
US62-0129294
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
RESTAURANT
Est. value
$8.9M
COMMERCIAL (GENERAL)
Est. value
$7.8M
AUTO REPAIR, GARAGE
Est. value
$6.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.4M
RETAIL STORES
Est. value
$4.6M
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
2000
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Lot
1.06 ac
Current owner
From public records · entity-resolved
Buena Sands Apartments LLC
Entity
Mailing address
16787 BCH BLVD STE #243, HUNTINGTON BEACH, CA 92647-4848
Ownership since
2022
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
May 18, 2022
$7,200,000
Buena Sands Apartments LLC
3391 Buffalo Building LLC
Bargain And Sale Deed
$4,150,000 · Standard Insurance Co
Aug 5, 2004
—
3391 Buffalo Building LLC
3391 Buffalo Building LLC
Quit Claim Deed
related
$2,582,909 · Bank Of The West
May 25, 2000
—
Willow Creek Buffalo Medical
Willow Creek Buffalo Medical
Quit Claim Deed
related
$1,890,000 · Gonzo Financial
Apr 2, 1999
—
Willow Creek Buffalo Medical
Herman,don S & Laurie H
Grant Deed
$1,895,000 · Del Mar Mortgage INC
—
—
Willow Creek Buffalo Medicals
—
Deed Of Trust
related
$250,000 · Cumorah Cu
—
—
Willow Creek Buffalo Medical
—
Deed Of Trust
related
$175,000 · Cumorah Cu
—
—
Willow Creek Buffalo Medical
—
Deed Of Trust
related
$2,230,000 · Bankwest Of Nevada
—
—
3391 Buffalo Building LLC
—
Loan Modification
related
$1,957,771 · Bank Of The West
—
—
3391 Buffalo Building LLC
—
Deed Of Trust
related
$2,232,593 · Bank Of The West
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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