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Property profile & analytics
OFF-MARKET
Estimated value
$17,605,000
Assisted living facilities
5900 Rochelle Ave Las Vegas, NV 89103-3304
Entity Owned
5-yr Hold
Free & Clear
Property ID
US62-0402656
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1984
Construction
FRAME
Total area
100,821 SF
Lot
10.77 ac (469,141 SF)
APN
163-24-101-011
UPID
US62-0402656
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
-
Growth Associates International Social Service Agency Medical Clinic
-
Singh Amitabh MD Physician
-
Dr. Nabil N. Jouni, MD Physician
-
Dr. Marc R. Bush, MD Physician
-
Neil A. Venard, MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.70M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$17.61M
Owner & transaction history
5900 LLC · 5 yrs held
5900 LLC
since 2021
Last sale
$18.5M
7 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
$21,360,000
ML approach
$10,695,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$25,325,000
Current use
Blend value · Realmo final
$17.61M
Range $15.84M – $19.37M · ±10% · vs last sale $18.50M (Feb 17 2021)
Last sale anchor
$18.50M
Feb 17 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
$175 / 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
$215,226
Tax year 2023
Assessed value
$8,096,121
Assessed 2024
Previous assessed
$7,338,474
+10.3% YoY
Effective rate
2.66%
On assessed value
Assessed land
$1,609,154
Assessed improvement
$6,486,967
Land market value
$4,597,583
Improvement market value
$18,534,191
Total market value
$23,131,774
Applied tax rate
417.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1984
Construction
FRAME
Heating
HEAT PUMP
Cooling
AC.CHILLED WATER
Buildings
2
Stories
1
Total area
100,821 SF
Lot
10.77 ac (469,141 SF)
APN
163-24-101-011
UPID
US62-0402656
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$25.3M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1984
Construction
FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Buildings
2
Lot
10.77 ac
Current owner
From public records · entity-resolved
5900 LLC
Entity
Free & Clear · 5 yrs held
Mailing address
10800 BISCAYNE BLVD STE #600, MIAMI, FL 33161-7499
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 15, 2021
—
5900 LLC
—
Deed
related
$33,700,000 · Cibc Bank USA
Feb 17, 2021
$18,500,000
5900 LLC
Sbh Montevista LLC
Bargain And Sale Deed
—
Feb 11, 2020
—
Sbh-montevista LLC
—
Deed
related
—
Jun 18, 2018
—
Sbh Montevista LLC
—
Deed
related
—
Dec 30, 2011
$14,206,000
Sbh-montevista LLC
Bhc Montevista Hospital INC
Grant Deed
$22,500,000 · Fifth Third Bank
Sep 9, 2009
—
Bhc Montevista Hospital INC
—
Deed Of Trust
related
$200,000,000 · Bank Of America
Jul 11, 2005
—
Bhc Montevista Hospital INC
—
Deed Of Trust
related
$475,000,000 · Bank Of America
Aug 20, 2003
—
Bhc Montevista Hospital INC
—
Deed Of Trust
related
$325,000,000 · Bank One NA Trustee
Mar 4, 2003
—
Bhc Montevista Hospital INC
—
Deed Of Trust
related
$126,297,212 · Bank One Kentucky NA Trustee
—
—
Sbh Montevista LLC
—
Loan Modification
related
—
—
—
Sbh-montevista LLC
—
Deed Of Trust
related
—
—
—
Sbh Montevista LLC
—
Loan Modification
related
—
—
—
Sbh Montevista LLC
—
Loan Modification
related
—
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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