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Property profile & analytics
OFF-MARKET
Estimated value
$920,000
Assisted living facilities
3890 Buffalo Dr Las Vegas, NV 89129-8809
Entity Owned
Free & Clear
Property ID
US62-0021185
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2000
Construction
FRAME
Total area
66,387 SF
Lot
1.93 ac (84,071 SF)
APN
138-10-101-007
UPID
US62-0021185
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
-
Desert View Senior Living Nursing Home Retirement Community
-
Willow Creek at Buffalo Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$710k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.12M
Blend (final)
Blend
$920k
Owner & transaction history
Buffalo Royale LP
Buffalo Royale LP
since 2025
7 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
$710,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$920k
Range $828k – $1.01M · ±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
$14 / 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
$79,548
Tax year 2023
Assessed value
$2,788,651
Assessed 2024
Previous assessed
$2,455,715
+13.6% YoY
Effective rate
2.85%
On assessed value
Assessed land
$264,824
Assessed improvement
$2,523,827
Land market value
$756,640
Improvement market value
$7,210,934
Total market value
$7,967,574
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
2
Units
99
Total area
66,387 SF
Lot
1.93 ac (84,071 SF)
APN
138-10-101-007
UPID
US62-0021185
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
2000
Construction
FRAME
Heating
HEAT PUMP
Stories
2
Units
99
Lot
1.93 ac
Current owner
From public records · entity-resolved
Buffalo Royale LP
Entity
Free & Clear · 0 yrs held
Mailing address
5150 OVERLAND AVE, CULVER CITY, CA 90230-4914
Ownership since
2025
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
Dec 30, 2025
—
Buffalo Royale LP
Buffalo Royale LP
Deed
related
—
Dec 17, 2010
—
Royale LP Buffalo
Covina West Apartments
Quit Claim Deed
related
—
Mar 26, 2003
$6,003,230
Lake Merritt LP
American Pacific Capital Buffa
Grant Deed
—
Feb 3, 2003
$3,425,000
Covina West Apartments
American Pacific Capital Summe
Grant Deed
—
Jun 14, 2000
$1,297,500
Dmsi LLC
American Pacific Capital Buffa
Trustees Deed
—
Jun 22, 1999
—
Clark County (nv)
American Pacific Capital Royal
Grant Deed
related
—
Feb 13, 1997
$225,000
American Pacific Cap Buffalo
Vranesh,vivian N
Grant Deed
—
Apr 9, 1996
$225,000
Vivian N Vranesh
Vranesh Enterprises INC
Grant Deed
related
—
—
—
American Pacific Capital Buffo
—
Deed Of Trust
related
$5,400,000 · Overland Financial Co LLC
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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