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Property profile & analytics
OFF-MARKET
Estimated value
$9,510,000
Assisted living facilities
601 Adams Blvd Boulder City, NV 89005-2219
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US62-0059710
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1981
Construction
FRAME
Total area
25,377 SF
Lot
3.63 ac (158,123 SF)
APN
186-09-701-002
UPID
US62-0059710
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
-
Mountain View Care Center Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.98M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.51M
Owner & transaction history
Boulder City Nv Propco LLC · 4 yrs held
Boulder City Nv Propco LLC
since 2022
Last sale
$10.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$13.0M
+105.1%
Neighborhood: shopping center
$11.1M
+74.1%
Retail stores
$8.2M
+29.9%
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 Boulder City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Boulder City 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
$9,065,000
ML approach
$8,975,000
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)
$6,350,000
Current use
AUTO REPAIR, GARAGE
$13,020,000
Change: +105% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$11,050,000
Change: +74% · Conversion: Difficult
RETAIL STORES
$8,245,000
Change: +30% · Conversion: Difficult
OFFICE BUILDING
$7,620,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$9.51M
Range $8.56M – $10.46M · ±10% · vs last sale $10.00M (Jun 6 2022)
Last sale anchor
$10.00M
Jun 6 2022
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
$375 / 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
$24,488
Tax year 2023
Assessed value
$1,027,964
Assessed 2024
Previous assessed
$938,341
+9.6% YoY
Effective rate
2.38%
On assessed value
Assessed land
$428,909
Assessed improvement
$599,055
Land market value
$1,225,454
Improvement market value
$1,711,586
Total market value
$2,937,040
Applied tax rate
50.0000
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
1981
Construction
FRAME
Heating
YES
Stories
1
Total area
25,377 SF
Lot
3.63 ac (158,123 SF)
APN
186-09-701-002
UPID
US62-0059710
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
$6.4M
AUTO REPAIR, GARAGE
Est. value
$13.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$11.1M
RETAIL STORES
Est. value
$8.2M
OFFICE BUILDING
Est. value
$7.6M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
OFFICE BUILDING
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
1981
Construction
FRAME
Heating
YES
Stories
1
Lot
3.63 ac
Current owner
From public records · entity-resolved
Boulder City Nv Propco LLC
Entity
Mailing address
980 SYLVAN AVE, ENGLEWOOD CLIFFS, NJ 07632-3315
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 22, 2022
—
Boulder City Nv Propeo LLC
—
Deed
related
$4,000,000 · Ppg Funding II LLC
Aug 8, 2022
—
Boulder City Nv Propco LLC
—
Deed
related
$30,000,000 · Metropolitan Commercial Bank
Jun 6, 2022
$10,000,000
Boulder City Nv Propco LLC
Hacienda Care Xiv LP
Warranty Deed
$30,000,000 · Metropolitan Commercial Bank
Aug 16, 2018
—
Hacienda Care Xiv LP
—
Deed
related
$4,000,000 · Origin Bank
Nov 4, 2010
$3,200,000
Hacienda Care Xiv LP
Mountain View Care Realty LLC
Grant Deed
$2,560,000 · Compass Bank
Jul 7, 2009
$3,500,000
Mountain View Care Realty LLC
Boulder City LLC
Grant Deed
—
May 2, 2006
$2,247,000
Boulder City LLC
Lovely Hills Developers
Grant Deed
—
Feb 14, 2005
$2,150,640
Lovely Hills Developers
Pelham-ohio
Warranty Deed
—
—
—
Hacienda Care Xiv LP
—
Deed Of Trust
related
$4,000,000 · Origin 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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