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Property profile & analytics
OFF-MARKET
Estimated value
$7,100,000
Day care centers
3528 Saint Rose Pkwy Henderson, NV 89052-4579
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US62-0539639
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2020
Construction
FRAME
Total area
13,252 SF
Lot
1.17 ac (50,965 SF)
APN
177-34-811-016
UPID
US62-0539639
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
$7.90M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.87M
Blend (final)
Blend
$7.10M
Owner & transaction history
Rumaani Holdings LLC · 5 yrs held
Rumaani Holdings LLC
since 2021
Last sale
$6.9M
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$9.3M
+127.9%
Restaurant
$8.4M
+107.3%
Auto repair, garage
$5.9M
+46.1%
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 Henderson submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Henderson 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
$7,895,000
ML approach
$7,895,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$9,265,000
Change: +128% · Conversion: Difficult
RESTAURANT
$8,430,000
Change: +107% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,940,000
Change: +46% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,155,000
Change: +27% · Conversion: Difficult
OFFICE BUILDING
$4,460,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$7.10M
Range $6.39M – $7.81M · ±10% · vs last sale $6.93M (May 19 2021)
Last sale anchor
$6.93M
May 19 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
$536 / 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
$39,475
Tax year 2023
Assessed value
$1,583,630
Assessed 2024
Previous assessed
$1,419,995
+11.5% YoY
Effective rate
2.49%
On assessed value
Assessed land
$499,457
Assessed improvement
$1,084,173
Land market value
$1,427,020
Improvement market value
$3,097,637
Total market value
$4,524,657
Applied tax rate
635.0000
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2020
Construction
FRAME
Heating
YES
Stories
1
Total area
13,252 SF
Lot
1.17 ac (50,965 SF)
APN
177-34-811-016
UPID
US62-0539639
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
MEDICAL BUILDING
Est. value
$9.3M
RESTAURANT
Est. value
$8.4M
AUTO REPAIR, GARAGE
Est. value
$5.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.2M
OFFICE BUILDING
Est. value
$4.5M
MEDICAL BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE 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
2020
Construction
FRAME
Heating
YES
Stories
1
Lot
1.17 ac
Current owner
From public records · entity-resolved
Rumaani Holdings LLC
Entity
Mailing address
266 REDDING WAY, CARSON CITY, NV 89705-6969
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 19, 2021
$6,926,667
Rumaani Holdings LLC
Stra Holding LLC
Bargain And Sale Deed
$4,400,000 · Us Bank NA
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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