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Property profile & analytics
OFF-MARKET
Estimated value
$1,655,000
Theaters & concert halls
3911 Koval Ln Las Vegas, NV 89109-4700
Individually Owned
3-yr Hold
Free & Clear
Property ID
US62-0525007
Property profile
Verified
Property type
Theaters & concert halls
Use group
ARENA, CONVENTION CENTER
Year built
2020
Construction
FRAME
Total area
511,019 SF
Lot
28.08 ac (1,223,165 SF)
APN
162-16-413-001
UPID
US62-0525007
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
-
CAESARS FORUM Conference Center Trade Show Venue
-
FedEx Office Print & Ship Center Courier Service Postal Service
-
Rush My Passport Travel Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.66M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.66M
Owner & transaction history
Robert Paul Kaiser · 3 yrs held
Robert Paul Kaiser
since 2023
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
$1,655,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.66M
Range $1.49M – $1.82M · ±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
$3 / 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
$3,646,959
Tax year 2023
Assessed value
$147,664,709
Assessed 2024
Previous assessed
$134,536,909
+9.8% YoY
Effective rate
2.47%
On assessed value
Assessed land
$35,091,957
Assessed improvement
$112,572,752
Land market value
$100,262,734
Improvement market value
$321,636,434
Total market value
$421,899,168
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
Theaters & concert halls
Use group
ARENA, CONVENTION CENTER
Status
Off-Market
Year built
2020
Construction
FRAME
Heating
HOT WATER
Cooling
AC.CHILLED WATER
Buildings
3
Stories
1
Total area
511,019 SF
Lot
28.08 ac (1,223,165 SF)
APN
162-16-413-001
UPID
US62-0525007
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
HOT WATER
Cooling
Yes
Stories
1
Buildings
3
Lot
28.08 ac
Current owner
From public records · entity-resolved
Robert Paul Kaiser
Individual
Free & Clear · 3 yrs held
Mailing address
4310 PARADISE RD, LAS VEGAS, NV 89169
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 22, 2023
—
Caesars Convention Center Owner LLC
—
Deed
related
$218,000,000 · Us Bank NA
Aug 1, 2023
—
Eastside Convention Center LLC
—
Deed
related
$750,000,000 · Us Bank NA
Feb 13, 2023
—
Robert Paul Kaiser
Robert Paul Kaiser
Intrafamily Transfer
related
—
Jan 25, 2023
—
Sanford B Kaiser
Sanford B Kaiser
Re-recorded Document
related
—
Feb 12, 2021
—
Eastside Convention Center LLC
—
Deed
related
$458,500,000 · Us Bank NA
Sep 18, 2020
—
Caesars Convention Ctr Owner L
—
Deed
related
$400,000,000 · Vici Lendco LLC
Sep 16, 2020
—
Caesars Entertainment INC
Eastside Convention Center LLC
Grant Deed
related
—
Oct 10, 2019
—
Las Vegas Monorail Co
—
Grant Deed
related
$33,615,000 · Umb Bk
Sep 5, 2017
—
3535 Lv Newco LLC
—
Loan Modification
related
$1,467,687,500 · Credit Suisse Ag Cayman Iss Br
Jun 19, 2014
—
3535 Lv Newco LLC
—
Grant Deed
related
$675,000,000 · Us Bk
—
—
Caesars Convention Ctr Owner L
—
Deed Of Trust
related
$400,000,000 · Vici Lendco 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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