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Property profile & analytics
OFF-MARKET
Estimated value
$1,285,000
Office buildings
3940 Ann Rd North Las Vegas, NV 89031-3844
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US62-0243870
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2006
Construction
FRAME
Total area
7,015 SF
Lot
0.16 ac (7,015 SF)
APN
124-30-813-020
UPID
US62-0243870
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
-
Advanced Neuro Connections Medical Clinic
-
Alex Faucheux Physician Medical Clinic
-
Linda Gonzalez Counselor
-
Nnedinma Nwobodo Physician Medical Clinic
-
Bring'Em Young Academy School of the Arts Theater & Performing Art Venue
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.60M
Comparable Approach
Comparable
$873k
Blend (final)
Blend
$1.29M
Owner & transaction history
Ann Road 3940 LLC · 4 yrs held
Ann Road 3940 LLC
since 2022
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 North Las Vegas submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North 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%
$1,725,000
6.5%
$1,595,000
7%
$1,480,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$2,025,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$1.29M
Range $1.16M – $1.41M · ±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
$183 / 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
$8,228
Tax year 2023
Assessed value
$375,885
Assessed 2024
Previous assessed
$340,554
+10.4% YoY
Effective rate
2.19%
On assessed value
Assessed land
$33,146
Assessed improvement
$342,739
Land market value
$94,703
Improvement market value
$979,254
Total market value
$1,073,957
Applied tax rate
250.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2006
Construction
FRAME
Heating
YES
Stories
1
Total area
7,015 SF
Lot
0.16 ac (7,015 SF)
APN
124-30-813-020
UPID
US62-0243870
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
$2.0M
MEDICAL 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
2006
Construction
FRAME
Heating
YES
Stories
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Ann Road 3940 LLC
Entity
Mailing address
1561 VIA CORONA, LA JOLLA, CA 92037-7836
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 8, 2022
—
Emil Ishayik
—
Deed
related
$1,000,000 · Zb NA
Mar 23, 2022
—
Ann Road 3940 LLC
Emil Ishayik
Bargain And Sale Deed
—
Aug 30, 2021
$1,850,000
Emil Ishayik
Fortress Lv Hq LLC
Bargain And Sale Deed
$1,000,000 · Zb NA
Dec 2, 2019
—
Fortress Living Hq LLC
—
Deed
related
$1,000,000 · Cathay Bk
Feb 19, 2019
—
Fortress Living Hq LLC
—
Deed
related
$200,000 · Farzin Hashemiyeh
Feb 6, 2019
$850,000
Fortress Living Hq LLC
North Vista Hospital INC
Grant Deed
—
Aug 8, 2018
$1,908,551
Ann Allen Maintenance Corp
Fnbn Properties Nevada LLC
Quit Claim Deed
related
—
Jan 22, 2015
$509,649
North Vista Hospital INC
Iasis Healthcare Holdings INC
Quit Claim Deed
related
—
Nov 10, 2011
$490,000
Iasis Healthcare Holdings INC
Ib Property Holdings LLC
Grant Deed
related
—
Jan 31, 2011
$512,000
Ib Property Holdings LLC
Asset Foreclosure Services
Trustees Deed
related
—
Jul 23, 2007
$1,404,000
Bazemore Investments LLC
The Offices At Ann Allen Commons Ll
Bargain And Sale Deed
$840,000 · Lehman Brothers Bank Fsb
—
—
Bazemore Investments LLC
—
Deed Of Trust
related
$864,000 · Cdc Small Business Finance Co
—
—
Fortress Living Hq LLC
—
Deed Of Trust
related
$200,000 · Farzin Hashemiyeh
—
—
Fortress Living Hq LLC
—
Deed Of Trust
related
$1,000,000 · Cathay Bk
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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