FOR SALE
Office buildings
Property ID
US62-0138801
Entity Owned Owner of record is a legal entity (LLC / corporation).
Absentee Owner Owner mailing address differs from the property address.
~
Est. High Equity Modeled equity is high. Estimate, not a fact.
Entity Owned 
For Sale
1 / 13
Contact for pricing
5920 S Rainbow Blvd, Las Vegas, NV 89118
View Listing
Property summary
AI-generated overview
The property consists of two garden-style office buildings totaling approximately 43,944 square feet. The buildings are configured for office use and are arranged as separate garden-style structures.
Ownership intelligence
Who controls the opportunity?
Resolved identity, portfolio, hold profile and investor signals. Included in the full report.
Owner contacts
Can we reach the decision maker?
Skip-traced phones and e-mails of the owner. Included with the full report.
Mortgages
What is owed, to whom, and when it comes due
Recorded lenders, amounts and estimated maturities of the owner's loan book — in the full report.
Property tax · 2023
What does the county charge?
$59k
Tax billed · 2023
Assessed value · 2024$2.85M
Assessed land$855k
Assessed improvement$2.00M
Effective rate2.08%
Value estimate
· Sep 2026$11.52M
$10.36M – $12.67M
AI approach$11.55M
CAP approach$11.06M
Sales comparison$11.97M
NOI build-up
Gross scheduled income$75k
Vacancy & credit loss−$11k
Operating expenses−$16k
NOI · 3.42% cap applied$48k
Realmo valuation models over county records.
Recently sold
What actually traded nearby?
$291/SF
ZIP average, outlier-cleaned · 42 recorded sales of this use type
Observed band · Q1–Q3$228 – $418
Cap rate analysis
How does the asset earn?
3.42%
$48k estimated NOI · market benchmarks for this use type
Price anchors at 6 / 6.5 / 7% — in the full report.
Zoning insight
No data for this sectionWhat can be built here?
No zoning code is on file for this parcel. Coverage grows with every catalog release.
JurisdictionCLARK
Location intelligence
Which uses thrive at this corner?
Best fit: Auto Parts Store
Demand heat for this use is drawn on the map · LocInt grid
Demand index
Auto Parts Store15.0
Parking Facility13.4
Electrical Service12.5
Demand index: how under-served this business type is around this point — modeled from the LocInt grid (area demand vs. what already operates, adjusted by real visit traffic). Higher means stronger unmet demand.
Location
✓ County assessor
✓ Recorded deeds · 8 transfers
– Qualifying comp sales · not on file
– Zoning catalog · not on file
Every figure names its source: public record, benchmark, or modeled. Coverage varies by property — thin data is stated as missing, never invented.
Comparables
6 recorded sales · 16 properties nearbyRecent sales nearby
6 recorded sales in this ZIP, last 8 years
Address
Sale price
Sold
Size
Sale prices and dates as our records hold them, one row per building. A deed can cover more of a building than the size shown, so read the price against the size rather than dividing one by the other.
Comparable nearby
6 properties of the same type nearby
Comparable nearby
Similar Nearby for Sale
Similar Nearby for Lease
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks.A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$11.52M
Value range
$10.36M – $12.67M
±10% around blend
Estimated value / SF
$263 / SF
Confidence
Property data
88
Market benchmarks
100
Comparable evidence
60
Income certainty
100
$10.36M
blend $11.52M
$12.67M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
43,800 SF
Lot area
3.88 ac
Year built
2005
Stories
1
APN
163-35-210-001
Assessed value · 2024
$2,850,197
Annual tax · 2023
$59,392
3
Income approach: direct capitalization
Partial preview
Income approach indication
$11.06M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$11.99M
@ 6.5% CAP return
$11.06M
@ 7% CAP return
$10.27M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax · 2023
$59,392
Selected cap rate
4
Comparable sales
Partial preview
Comparables picked and weighted for this valuation. The Overview tab lists recorded sales nearby as our records hold them, unweighted and unselected, so the two do not have to agree.
Sales approach indication
$11.97M
Range $9.97M – $18.32M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$11.52M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)
Average
Subject delta
ZIP 42 sales
$291
-10%
Submarket 903 sales
$303
-13%
County 1070 sales
$300
-12%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $263/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Neighborhood: Shopping Center
Gross theoretical uplift
+49%
vs current use, $12.73M
Retail Stores
Industrial (general)
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
Selected market yield
6.20%
Selected cap rate for this office buildings
Derived from the Las Vegas market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.20%
9.0%
NOI (est.)
$48k *
Last sale · Jan 2020
$8.50M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$776k
Move the market yield to see immediate price impact.
Value / SF
$18
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.70%6.20%6.70%
$43k
$760k
$699k
$646k
$48k
$844k
$776k
$718k
$53k
$929k
$854k
$790k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Building & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
2005
Construction
CONCRETE
Heating
YES
Stories
1
Total area
43,800 SF
Lot
3.88 ac (169,013 SF)
APN
163-35-210-001
UPID
US62-0138801
Jurisdiction
CLARK
Property tax & assessments
Tax year 2023
Tax billed
$59,392
Assessed value
$2,850,197
Assessed 2024
Previous assessed
$2,575,584
+10.7% YoY
Effective rate
2.08%
On assessed value
Assessed land
$854,783
Assessed improvement
$1,995,414
Land market value
$2,442,237
Improvement market value
$5,701,183
Total market value
$8,143,420
Applied tax rate
417.0000
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Owner Contacts
Phones and e-mails of the people behind this property's owner, traced from licensed contact data.
Owner phones and e-mails come with the full report for this property - traced from licensed contact data, with verification and Do-Not-Call flags on every number.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Mortgages · part of Ownership Intelligence
See what the owner owes, and when it comes due.
The mortgage data is behind the paid report: recorded loans of the owner - lender, amount, rate and the estimated maturity - as part of the Ownership Intelligence workspace.
What opens after registration
Ownership report
Recorded loansLender, amount and origination for every instrument
Estimated maturityWhen the debt comes due and the refi window opens
Rates & liensRecorded or estimated rate, junior liens flagged
CollateralWhich holding secures each loan - this property marked
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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