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Property profile & analytics
OFF-MARKET
Estimated value
$4,260,000
Bars & Pubs
4312 Cactus Ave Las Vegas, NV 89141-8925
Entity Owned
3-yr Hold
Free & Clear
Property ID
US62-0103161
Property profile
Verified
Property type
Bars & Pubs
Use group
BAR, TAVERN
Year built
2022
Construction
FRAME
Total area
5,398 SF
Lot
0.8 ac (34,848 SF)
APN
177-30-812-004
UPID
US62-0103161
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
$4.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.40M
Blend (final)
Blend
$4.26M
Owner & transaction history
4312 Cactus LLC · 3 yrs held
4312 Cactus LLC
since 2023
Last sale
$4.4M
2 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
$4,125,000
ML approach
$4,050,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$3,890,000
Current use
COMMERCIAL (GENERAL)
$3,415,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$4.26M
Range $3.83M – $4.69M · ±10% · vs last sale $4.36M (Mar 1 2023)
Last sale anchor
$4.36M
Mar 1 2023
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
$789 / 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
$18,493
Tax year 2023
Assessed value
$729,495
Assessed 2024
Previous assessed
$448,323
+62.7% YoY
Effective rate
2.54%
On assessed value
Assessed land
$317,117
Assessed improvement
$412,378
Land market value
$906,049
Improvement market value
$1,178,223
Total market value
$2,084,272
Applied tax rate
635.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Bars & Pubs
Use group
BAR, TAVERN
Status
Off-Market
Year built
2022
Construction
FRAME
Heating
YES
Cooling
YES
Stories
1
Total area
5,398 SF
Lot
0.8 ac (34,848 SF)
APN
177-30-812-004
UPID
US62-0103161
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 Current
Est. value
$3.9M
COMMERCIAL (GENERAL)
Est. value
$3.4M
RESTAURANT Current
COMMERCIAL (GENERAL)
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
2022
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
0.8 ac
Current owner
From public records · entity-resolved
4312 Cactus LLC
Entity
Free & Clear · 3 yrs held
Mailing address
50 S JONES BLVD STE #101, LAS VEGAS, NV 89107-2676
Ownership since
2023
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
Mar 1, 2023
$4,360,000
4312 Cactus LLC
Lv Cactus Schirlis LLC
Bargain And Sale Deed
—
Jun 21, 2021
—
Lv Cactus Schirlls LLC
—
Deed
related
$3,780,000 · First Savings 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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