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Property profile & analytics
OFF-MARKET
Estimated value
$795,000
Assisted living facilities
3985 Pearl St Las Vegas, NV 89121-7205
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US62-0202021
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1997
Construction
FRAME
Total area
32,591 SF
Lot
3.78 ac (164,657 SF)
APN
161-18-401-071
UPID
US62-0202021
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
-
Villa Court Assisted Living Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$695k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$894k
Blend (final)
Blend
$795k
Owner & transaction history
Clark Health Holdings LLC · 7 yrs held
Clark Health Holdings LLC
since 2018
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
$695,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$795k
Range $716k – $875k · ±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
$24 / 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
$22,040
Tax year 2023
Assessed value
$2,215,580
Assessed 2024
Previous assessed
$1,992,774
+11.2% YoY
Effective rate
0.99%
On assessed value
Assessed land
$440,869
Assessed improvement
$1,774,711
Land market value
$1,259,626
Improvement market value
$5,070,603
Total market value
$6,330,229
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1997
Construction
FRAME
Heating
HEAT PUMP
Buildings
2
Stories
1
Units
73
Total area
32,591 SF
Lot
3.78 ac (164,657 SF)
APN
161-18-401-071
UPID
US62-0202021
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
1997
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Buildings
2
Units
73
Lot
3.78 ac
Current owner
From public records · entity-resolved
Clark Health Holdings LLC
Entity
Mailing address
PO BOX 128109, NASHVILLE, TN 37212-8109
Ownership since
2018
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
Oct 2, 2018
$5,250,000
Clark Health Holdings LLC
Pacifica Regency Palms LLC
Grant Deed
related
—
Mar 13, 2017
—
Pacifica Regency Palms LLC
—
Deed
related
$2,815,000 · Mutual/omaha Bk
Dec 21, 2012
$3,900,000
Pacifica Regency Palms LLC
Bdc Of Las Vegas II LLC
Grant Deed
—
Jun 1, 2009
—
Bdc Of Las Vegas II LLC
—
Deed Of Trust
related
$24,915,000 · Guaranty Bank
Aug 1, 2006
$6,900,000
Bdc Of Las Vegas II LLC
Rosewood Communities Fund
Grant Deed
$6,630,000 · Guaranty Bank
Nov 30, 2005
—
Rosewood Communities Fund
—
Trustees Deed
related
$6,300,000 · Commercial Federal Bank
—
—
Pacifica Regency Palms LLC
—
Deed Of Trust
related
$3,880,000 · Us Bank NA
—
—
Bdc Of Las Vegas II LLC
—
Deed Of Trust
related
$2,800,000 · Columbia Pacific Opportunity F
—
—
Pacifica Regency Palms LLC
—
Deed Of Trust
related
$2,815,000 · Mutual/omaha 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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