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Property profile & analytics
OFF-MARKET
Estimated value
$5,195,885,000
High-rise multifamily apartments
3786 Howard Hughes Pkwy Las Vegas, NV 89169-1013
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US62-0835371
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
2020
Construction
FRAME
Total area
271,036 SF
Lot
5.97 ac (260,053 SF)
APN
162-16-702-004
UPID
US62-0835371
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
-
Savage Finery (Bike/Boat/Book/etc) Store
-
guandergolf® – Luxury Tournaments Association Or Organization
-
Love and Happiness,LLC Home Decor Store
-
Guanderlust Yacht Club
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.19B
Blend (final)
Blend
$5.20B
Owner & transaction history
County Of Clark · 3 yrs held
County Of Clark
since 2022
5 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$5.20B
Range $4.68B – $5.72B · ±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
$19,170 / 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
$848,689
Tax year 2023
Assessed value
$37,020,451
Assessed 2024
Previous assessed
$33,288,151
+11.2% YoY
Effective rate
2.29%
On assessed value
Assessed land
$3,026,800
Assessed improvement
$33,993,651
Land market value
$8,648,000
Improvement market value
$97,124,717
Total market value
$105,772,717
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
2020
Construction
FRAME
Heating
NONE
Buildings
4
Stories
5
Units
368
Total area
271,036 SF
Lot
5.97 ac (260,053 SF)
APN
162-16-702-004
UPID
US62-0835371
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
Building & site characteristics
From public records
Year built
2020
Construction
FRAME
Heating
NONE
Stories
5
Buildings
4
Units
368
Lot
5.97 ac
Current owner
From public records · entity-resolved
County Of Clark
Entity
Mailing address
500 S GRAND CENTRAL PKWY #2001, LAS VEGAS, NV 89155-4502
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2022
—
County Of Clark
Nexpoint Hughes Dst
Bargain And Sale Deed
—
Feb 8, 2022
—
Nexpoint Hughes Dst
—
Deed
related
$89,634,000 · Key Bank NA
Feb 2, 2022
$14,946,100
Hhp Calcyp Spe Owner LLC
Hughes Center Cypress LLC
Bargain And Sale Deed
—
Feb 2, 2022
$2,000,000
Deec Management LLC
Hhp Calcyp Spe Owner LLC
Bargain And Sale Deed
—
Oct 17, 2018
—
Hhp Calcyp Spe Ovner LLC
Hhp Calcyp LLC
Bargain And Sale Deed
$64,425,595 · Bmo Harris 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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