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Property profile & analytics
OFF-MARKET
Estimated value
$12,675,000
Distribution centers
4315 Oquendo Rd Las Vegas, NV 89118-3086
Entity Owned
6-yr Hold
Free & Clear
Property ID
US62-0448748
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
2004
Construction
CONCRETE
Total area
65,495 SF
Lot
7.7 ac (335,412 SF)
APN
162-31-612-002
UPID
US62-0448748
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
-
Vegas Fastener Manufacturing Industrial Manufacturer Production Facility
-
Amazon Flex Delivery Station Corporate Office
-
Amazon Flex Pickup Location Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.06M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$13.08M
Blend (final)
Blend
$12.68M
Owner & transaction history
Pippa LLC · 6 yrs held
Pippa LLC
since 2020
Last sale
$12.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$20.8M
+49.3%
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
$14,645,000
ML approach
$10,055,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$13,955,000
Current use
INDUSTRIAL (GENERAL)
$20,835,000
Change: +49% · Conversion: Easy
Blend value · Realmo final
$12.68M
Range $11.41M – $13.94M · ±10% · vs last sale $12.80M (May 15 2020)
Last sale anchor
$12.80M
May 15 2020
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
$194 / 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
$44,789
Tax year 2023
Assessed value
$2,451,174
Assessed 2024
Previous assessed
$2,211,654
+10.8% YoY
Effective rate
1.83%
On assessed value
Assessed land
$950,893
Assessed improvement
$1,500,281
Land market value
$2,716,837
Improvement market value
$4,286,517
Total market value
$7,003,354
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
2004
Construction
CONCRETE
Heating
YES
Cooling
EVAPORATIVE
Stories
1
Total area
65,495 SF
Lot
7.7 ac (335,412 SF)
APN
162-31-612-002
UPID
US62-0448748
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
WAREHOUSE, STORAGE Current
Est. value
$14.0M
INDUSTRIAL (GENERAL)
Est. value
$20.8M
WAREHOUSE, STORAGE Current
INDUSTRIAL (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
2004
Construction
CONCRETE
Heating
YES
Cooling
Yes
Stories
1
Lot
7.7 ac
Current owner
From public records · entity-resolved
Pippa LLC
Entity
Free & Clear · 6 yrs held
Mailing address
10618 SAN SICILY ST, LAS VEGAS, NV 89141-0457
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 4, 2020
—
Pippa LLC
—
Deed
related
$7,000,000 · Bank Of The West
May 15, 2020
$12,800
Pippa LLC
Sophia Holdings Nevada LLC
Grant Deed
—
Feb 8, 2016
—
Sophia Holdings Nv LLC
Lnc Co LLC
Grant Deed
related
—
Dec 9, 2015
—
Sophia Holdings Nevada LLC
Lnc Co LLC
Grant Deed
related
—
Nov 13, 2015
$10,500
Sophia Holdings Nevada LLC
Lnc Co LLC
Grant Deed
related
—
Jul 22, 2005
—
Lnc Co
—
Deed Of Trust
related
$2,000,000 · Nevada First Bank
—
—
Lnc Co
—
Deed Of Trust
related
$4,388,000 · Nevada First Bank
—
—
Pippa LLC
—
Deed Of Trust
related
$7,000,000 · Bank Of The West
—
—
Sophia Holdings Nevada LLC
—
Deed Of Trust
related
$6,300,000 · Bank Of The West
—
—
Rs Fab Building LLC
—
Deed Of Trust
related
$692,000 · Nevada State Development Corp
—
—
Lnc Co
—
Deed Of Trust
related
$500,000 · Bank Of Nevada
—
—
Lnc Co
—
Deed Of Trust
related
$6,988,000 · Kirkwood Bank & Trust Co
—
—
Lnc Co
—
Deed Of Trust
related
$6,102,678 · Kirkwood Bank Of Nevada
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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