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Property profile & analytics
OFF-MARKET
Estimated value
$525,000
Specialty properties
3650 Buffalo Dr Las Vegas, NV 89129-7444
Entity Owned
21-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US62-0470561
Property profile
Verified
Property type
Specialty properties
Use group
VETERINARY, ANIMAL HOSPITAL
Year built
2007
Construction
FRAME
Total area
9,396 SF
Lot
0.91 ac (39,640 SF)
APN
138-10-201-026
UPID
US62-0470561
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
-
Pet Surgery Service of Las Vegas Veterinary Clinic
-
Cheyenne West Animal Hospital : roger a. Mauer dvm Veterinary Clinic
-
Anderson Regina DVM Veterinary Clinic
-
Kolmstetter Christina DVM Veterinary Clinic
-
Neubert Nicole DVM Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$335k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$709k
Blend (final)
Blend
$525k
Owner & transaction history
Hls LLC · 21 yrs held
Hls LLC
since 2005
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$815,000
+20.4%
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
by Request
ML approach
$335,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
VETERINARY, ANIMAL HOSPITAL
$680,000
Current use
MEDICAL BUILDING
$815,000
Change: +20% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$675,000
Change: -1% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$665,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$525k
Range $473k – $578k · ±10%
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
$56 / 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
$17,539
Tax year 2023
Assessed value
$669,880
Assessed 2024
Previous assessed
$617,938
+8.4% YoY
Effective rate
2.62%
On assessed value
Assessed land
$208,110
Assessed improvement
$461,770
Land market value
$594,600
Improvement market value
$1,319,343
Total market value
$1,913,943
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
Specialty properties
Use group
VETERINARY, ANIMAL HOSPITAL
Status
Off-Market
Year built
2007
Construction
FRAME
Heating
YES
Stories
1
Total area
9,396 SF
Lot
0.91 ac (39,640 SF)
APN
138-10-201-026
UPID
US62-0470561
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
VETERINARY, ANIMAL HOSPITAL Current
Est. value
$680,000
MEDICAL BUILDING
Est. value
$815,000
INDUSTRIAL (GENERAL)
Est. value
$675,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$665,000
VETERINARY, ANIMAL HOSPITAL Current
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
2007
Construction
FRAME
Heating
YES
Stories
1
Lot
0.91 ac
Current owner
From public records · entity-resolved
Hls LLC
Entity
Mailing address
2251 N RAMPART BLVD UNIT #576, LAS VEGAS, NV 89128-7640
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 18, 2016
—
Hls LLC
—
Deed
related
$1,376,000 · Bank Of America
Oct 5, 2005
—
Hls LLC
—
Trustees Deed
related
$1,274,750 · Nevada First Bank
Mar 14, 2005
$600,000
Hls LLC
Kmw LLC
Grant Deed
$390,000 · Nevada First Bank
—
—
Hls LLC
—
Deed Of Trust
related
$1,311,000 · Nevada State Development Corp
—
—
Hls LLC
—
Deed Of Trust
related
$1,376,000 · Bank Of America
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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