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Property profile & analytics
OFF-MARKET
Estimated value
$4,305,000
Industrial properties
4305 Polaris Ave Las Vegas, NV 89103-4152
Individually Owned
4-yr Hold
Free & Clear
Property ID
US62-0427248
Property profile
Verified
Property type
Industrial properties
Use group
HEAVY INDUSTRIAL
Year built
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
7,031 SF
Lot
1.85 ac (80,586 SF)
APN
162-20-202-015
UPID
US62-0427248
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
-
Superior Tile & Marble Building Supply Hardware & Home Improvement
-
Royal Pacific of Las Vegas (Bike/Boat/Book/etc) Store Printing Service
-
Intertile Distributors Distribution Center Logistics Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.92M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.27M
Blend (final)
Blend
$4.31M
Owner & transaction history
John P Morally · 4 yrs held
John P Morally
since 2021
Last sale
$4.2M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.1M
+143.4%
Commercial (general)
$4.4M
+113.6%
Auto repair, garage
$3.9M
+87.6%
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
$4,880,000
ML approach
$4,920,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$5,065,000
Change: +143% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,445,000
Change: +114% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,905,000
Change: +88% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$3,050,000
Change: +47% · Conversion: Difficult
RETAIL STORES
$2,630,000
Change: +26% · Conversion: Moderate
Blend value · Realmo final
$4.31M
Range $3.87M – $4.74M · ±10% · vs last sale $4.23M (Dec 1 2021)
Last sale anchor
$4.23M
Dec 1 2021
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
$612 / 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
$15,448
Tax year 2023
Assessed value
$704,586
Assessed 2024
Previous assessed
$641,035
+9.9% YoY
Effective rate
2.19%
On assessed value
Assessed land
$338,461
Assessed improvement
$366,125
Land market value
$967,031
Improvement market value
$1,046,071
Total market value
$2,013,102
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
Industrial properties
Use group
HEAVY INDUSTRIAL
Status
Off-Market
Year built
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Buildings
3
Stories
1
Total area
7,031 SF
Lot
1.85 ac (80,586 SF)
APN
162-20-202-015
UPID
US62-0427248
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
RESTAURANT
Est. value
$5.1M
COMMERCIAL (GENERAL)
Est. value
$4.4M
AUTO REPAIR, GARAGE
Est. value
$3.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.1M
RETAIL STORES
Est. value
$2.6M
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
1
Buildings
3
Lot
1.85 ac
Current owner
From public records · entity-resolved
John P Morally
Individual
Free & Clear · 4 yrs held
Mailing address
6965 EL CAMINO REAL STE #105, CARLSBAD, CA 92009-4101
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 1, 2021
$4,225,000
John P Morally
Polaris Holdings LLC
Bargain And Sale Deed
—
May 23, 1997
$1,200,000
Polaris Holding LLC
J & C Properties
Grant Deed
$770,000 · Wells Fargo 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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