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Property profile & analytics
OFF-MARKET
Estimated value
$2,512,965,000
High-rise multifamily apartments
525 Carnegie St Henderson, NV 89052-5984
Entity Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US62-0830808
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
2020
Construction
FRAME
Total area
216,315 SF
Lot
4.52 ac (196,891 SF)
APN
178-30-215-013
UPID
US62-0830808
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
-
Carnegie Heights at Henderson Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.18B
Blend (final)
Blend
$2.51B
Owner & transaction history
Carnegie Sl Investors LLC · 12 yrs held
Carnegie Sl Investors LLC
since 2013
4 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 Henderson submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Henderson 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.51B
Range $2.26B – $2.76B · ±10%
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
$11,617 / 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
$383,791
Tax year 2023
Assessed value
$14,624,668
Assessed 2024
Previous assessed
$13,180,676
+11.0% YoY
Effective rate
2.62%
On assessed value
Assessed land
$964,766
Assessed improvement
$13,659,902
Land market value
$2,756,474
Improvement market value
$39,028,291
Total market value
$41,784,765
Applied tax rate
505.0000
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
2020
Construction
FRAME
Heating
HEAT PUMP
Buildings
2
Stories
3
Units
141
Total area
216,315 SF
Lot
4.52 ac (196,891 SF)
APN
178-30-215-013
UPID
US62-0830808
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
2020
Construction
FRAME
Heating
HEAT PUMP
Stories
3
Buildings
2
Units
141
Lot
4.52 ac
Current owner
From public records · entity-resolved
Carnegie Sl Investors LLC
Entity
Mailing address
1777 SW CHANDLER AVE STE #140, BEND, OR 97702-3830
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 20, 2025
—
Carnegie Heights LP
—
Deed
related
$32,000,000 · Key Bank NA
Dec 20, 2019
—
Carnegie Heights LP
—
Grant Deed
related
$38,000,000 · Bank Of Tx
Feb 21, 2018
—
Carnegie Heights LP
—
Deed
related
$28,158,000 · Pnc Bank NA
Oct 4, 2013
$1,200,000
Carnegie Sl Investors LLC
Cib Marine Capital LLC
Grant Deed
$600,000 · Meadows Bk
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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