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Property profile & analytics
OFF-MARKET
Estimated value
$11,700,000
Medical Office Space
3966 Rancho Dr Las Vegas, NV 89130
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US62-0475781
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2011
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
36,594 SF
Lot
8.42 ac (366,775 SF)
APN
138-12-102-003
UPID
US62-0475781
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.42M
CAP Approach
CAP
$7.46M
Comparable Approach
Comparable
$13.47M
Blend (final)
Blend
$11.70M
Owner & transaction history
Cpi Rainier Lv I Dst · 3 yrs held
Cpi Rainier Lv I Dst
since 2022
Last sale
$12.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$15.9M
+57.7%
Retail stores
$13.7M
+35.8%
Office building
$11.7M
+16.0%
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
$11,660,000
ML approach
$9,420,000
CAP Approach
CAP Return
Estimation
6%
$8,080,000
6.5%
$7,460,000
7%
$6,925,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$10,070,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$15,885,000
Change: +58% · Conversion: Difficult
RETAIL STORES
$13,680,000
Change: +36% · Conversion: Difficult
OFFICE BUILDING
$11,680,000
Change: +16% · Conversion: Easy
Blend value · Realmo final
$11.70M
Range $10.53M – $12.87M · ±10% · vs last sale $11.97M (Oct 20 2022)
Last sale anchor
$11.97M
Oct 20 2022
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
$320 / 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
$87,438
Tax year 2023
Assessed value
$3,313,724
Assessed 2024
Previous assessed
$3,118,659
+6.3% YoY
Effective rate
2.64%
On assessed value
Assessed land
$1,347,898
Assessed improvement
$1,965,826
Land market value
$3,851,137
Improvement market value
$5,616,646
Total market value
$9,467,783
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2011
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
AC.CHILLED WATER
Stories
1
Total area
36,594 SF
Lot
8.42 ac (366,775 SF)
APN
138-12-102-003
UPID
US62-0475781
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 Current
Est. value
$10.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$15.9M
RETAIL STORES
Est. value
$13.7M
OFFICE BUILDING
Est. value
$11.7M
MEDICAL BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
OFFICE 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
2011
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
Yes
Stories
1
Lot
8.42 ac
Current owner
From public records · entity-resolved
Cpi Rainier Lv I Dst
Individual
Mailing address
3 WORLD TRADE CTR, NEW YORK, NY 10007-0042
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 20, 2022
—
Cpi Rainier Lv I Dst
Cpi Rainier Lv I LLC
Intrafamily Transfer
related
—
Feb 2, 2022
—
Cpi Rainier Lv I LLC
Cpi Rainier Lv I LLC
Intrafamily Transfer
related
$27,165,000 · Us Bank Trust Co NA
Sep 4, 2018
$11,973,401
Cpi-rainier Living I LLC
Cpi Las Vegas II LLC
Grant Deed
—
Sep 4, 2018
—
Cpi Rainier Living I
—
Grant Deed
related
$75,000,000 · Santander Bk NA
Mar 12, 2015
$26,750,000
Cpi Rainier Lv I LLC
Acquest Vegas LLC
Bargain And Sale Deed
—
May 2, 2011
—
Acquest Vegas LLC
—
Deed Of Trust
related
$20,918,655 · Pnc Bank
—
—
Acquest Vegas LLC
—
Deed Of Trust
related
$20,918,655 · Wells Fargo Bank Northwest 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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