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Property profile & analytics
OFF-MARKET
Estimated value
$955,000
Retail space
4001 Buffalo Dr Las Vegas, NV 89147-7455
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US62-0367012
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,065 SF
Lot
0.83 ac (36,155 SF)
APN
163-16-814-007
UPID
US62-0367012
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
-
Karen Beauty Pure CLOSED Cosmetic Store
-
Esthetically C Hair Salon
-
Va Voom Hair Salon
-
Braided Up Hair Salon
-
Tranquilizing Divine Esthetics Spa & Massage Center Skin Care Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$955k
Owner & transaction history
Glenn Raynes · 4 yrs held
Glenn Raynes
since 2022
5 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$189 / 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
$8,681
Tax year 2023
Assessed value
$339,553
Assessed 2024
Previous assessed
$304,634
+11.5% YoY
Effective rate
2.56%
On assessed value
Assessed land
$205,632
Assessed improvement
$133,921
Land market value
$587,520
Improvement market value
$382,631
Total market value
$970,151
Applied tax rate
417.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
1
Total area
5,065 SF
Lot
0.83 ac (36,155 SF)
APN
163-16-814-007
UPID
US62-0367012
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
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
1
Lot
0.83 ac
Current owner
From public records · entity-resolved
Glenn Raynes
Individual
Mailing address
3755 BREAKTHROUGH WAY STE #250, LAS VEGAS, NV 89135-3056
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 14, 2022
$19,000,000
Glenn Raynes
Jmk Buffalo Center LLC
Bargain And Sale Deed
$16,000,000 · Clark County Cu
Apr 14, 2022
—
Flamingo Capital Management LLC
Glenn Raynes
Bargain And Sale Deed
$16,000,000 · Clark County Cu
Oct 18, 2016
—
Buffalo Center LLC
—
Deed
related
$4,963,772 · Wells Fargo Bk
Jan 17, 2006
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
Nov 30, 2005
$19,250,000
Buffalo Center LLC
Flamingo-buffalo Center LLC
Grant Deed
$11,400,000 · * Other Institutional Lenders
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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