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Property profile & analytics
OFF-MARKET
Estimated value
$20,025,000
Motels
4270 Vly Vw Blvd Las Vegas, NV 89103-4014
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US62-0043553
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
1995
Construction
FRAME
Total area
84,416 SF
Lot
2.94 ac (128,066 SF)
APN
162-20-101-008
UPID
US62-0043553
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
-
Extended Stay America - Las Vegas - Valley View Hotel & Motel Vacation Rental
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$20.03M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$19.92M
Blend (final)
Blend
$20.03M
Owner & transaction history
Rockford Equity LLC · 2 yrs held
Rockford Equity LLC
since 2024
Last sale
$20.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$31.6M
+40.2%
Office building
$28.7M
+27.4%
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
$20,025,000
ML approach
$20,025,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$22,515,000
Current use
RETAIL STORES
$31,560,000
Change: +40% · Conversion: Difficult
OFFICE BUILDING
$28,680,000
Change: +27% · Conversion: Difficult
Blend value · Realmo final
$20.03M
Range $18.02M – $22.03M · ±10% · vs last sale $20.03M (May 31 2024)
Last sale anchor
$20.03M
May 31 2024
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
$237 / 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
$85,759
Tax year 2023
Assessed value
$3,695,031
Assessed 2024
Previous assessed
$3,695,031
+0.0% YoY
Effective rate
2.32%
On assessed value
Assessed land
$929,250
Assessed improvement
$2,765,781
Land market value
$2,655,000
Improvement market value
$7,902,231
Total market value
$10,557,231
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
Motels
Use group
MOTEL
Status
Off-Market
Year built
1995
Construction
FRAME
Heating
HEAT PUMP
Buildings
2
Stories
3
Units
175
Total area
84,416 SF
Lot
2.94 ac (128,066 SF)
APN
162-20-101-008
UPID
US62-0043553
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
HOTEL/MOTEL Current
Est. value
$22.5M
RETAIL STORES
Est. value
$31.6M
OFFICE BUILDING
Est. value
$28.7M
HOTEL/MOTEL Current
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
1995
Construction
FRAME
Heating
HEAT PUMP
Stories
3
Buildings
2
Units
175
Lot
2.94 ac
Current owner
From public records · entity-resolved
Rockford Equity LLC
Entity
Mailing address
468 N CAMDEN DR STE #300, BEVERLY HILLS, CA 90210-4562
Ownership since
2024
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
May 31, 2024
$20,025,000
Rockford Equity LLC
Esa P Portfolio LLC
Bargain And Sale Deed
$12,450,000 · East West Bank
Jun 21, 2021
—
Esa P Portfolio LLC
—
Deed
related
—
Apr 17, 2007
$2,519,524
Bre Of Esa Properties LLC
Bre Of Esa Properties LLC
Grant Deed
—
May 28, 2004
—
Breesa Properties LLC
Esa 0860 INC
Quit Claim Deed
related
—
Jul 9, 1996
$14,000,000
Esa 0860 INC
Melrose Suites INC
Grant Deed
—
May 26, 1994
$750,000
Michael J Mona
Pays Dor
Grant Deed
$550,000 · Seller
—
—
Esa P Portfolio LLC
—
Deed Of Trust
related
$2,000,000 · J P Morgan Chase Bank
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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