Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$13,370,000
Assisted living facilities
3455 Pecos Mcleod Las Vegas, NV 89121-3802
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US62-0408737
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2019
Construction
FRAME
Total area
29,642 SF
Lot
4.72 ac (205,603 SF)
APN
162-13-102-009
UPID
US62-0408737
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
$9.39M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.95M
Blend (final)
Blend
$13.37M
Owner & transaction history
Paradise Valley LLC · 2 yrs held
Paradise Valley LLC
since 2023
Last sale
$16.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$21.4M
+186.9%
Commercial (general)
$18.8M
+151.8%
Auto repair, garage
$16.5M
+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
$15,555,000
ML approach
$9,385,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$21,360,000
Change: +187% · Conversion: Difficult
COMMERCIAL (GENERAL)
$18,750,000
Change: +152% · Conversion: Difficult
AUTO REPAIR, GARAGE
$16,465,000
Change: +121% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$12,870,000
Change: +73% · Conversion: Difficult
RETAIL STORES
$11,080,000
Change: +49% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$8,775,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$13.37M
Range $12.03M – $14.71M · ±10% · vs last sale $15.97M (Nov 23 2022)
Last sale anchor
$15.97M
Nov 23 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
$451 / 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
$76,683
Tax year 2023
Assessed value
$3,044,866
Assessed 2024
Previous assessed
$2,712,624
+12.2% YoY
Effective rate
2.52%
On assessed value
Assessed land
$518,120
Assessed improvement
$2,526,746
Land market value
$1,480,343
Improvement market value
$7,219,274
Total market value
$8,699,617
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2019
Construction
FRAME
Heating
YES
Cooling
CENTRAL
Buildings
2
Stories
1
Rooms
9
Bathrooms
4
Total area
29,642 SF
Lot
4.72 ac (205,603 SF)
APN
162-13-102-009
UPID
US62-0408737
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
$21.4M
COMMERCIAL (GENERAL)
Est. value
$18.8M
AUTO REPAIR, GARAGE
Est. value
$16.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$12.9M
RETAIL STORES
Est. value
$11.1M
INDUSTRIAL (GENERAL)
Est. value
$8.8M
RESTAURANT
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
2019
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Rooms
9
Bathrooms
4
Lot
4.72 ac
Current owner
From public records · entity-resolved
Paradise Valley LLC
Entity
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 16, 2023
—
Paradise Valley LLC
Ahc Bls Mt LLC
Lease
$16,720,000 · Berkadia Commercial Mortgage LLC
Nov 23, 2022
$15,974,814
Paradise Rp Snf LLC
Boyer Las Vegas II Snf Lc
Bargain And Sale Deed
$16,133,400 · Live Oak Banking Company
Apr 19, 2018
—
Boyer Las Vegas II Snf Lc
—
Trustees Deed
related
$10,740,000 · Zions First Nat'l Bk
Mar 7, 2018
—
County Of Clark
Boyer Las Vegas II Snf Lc
Grant Deed
related
—
Apr 13, 2016
$1,600,000
Boyer Las Vegas II Snf Lc
Summerlin Asset Mgmt LLC
Grant Deed
—
Aug 8, 2014
$980,000
Summerlin Asset Management LLC
Vista Way Properties LLC
Grant Deed
related
—
Jun 8, 2007
$3,020,000
Vista Way Properties LLC
Mckinnon Family Trust
Grant Deed
—
Jun 27, 2006
—
Deborah Investments LLC
Mckinnon Family Trust
Grant Deed
—
Apr 6, 2006
—
Mckinnon Family Trust
Mckinnon Family Trust
Quit Claim Deed
related
—
—
—
Summerlin Asset Management LLC
—
Deed Of Trust
related
$487,500 · Horizon Cmnty Bk
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 3455 Pecos Mcleod?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
