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Property profile & analytics
OFF-MARKET
Estimated value
$1,410,000
Assisted living facilities
6031 Cheyenne Ave Las Vegas, NV 89108-4200
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US62-0251229
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1998
Construction
FRAME
Total area
108,343 SF
Lot
5.02 ac (218,671 SF)
APN
138-14-501-002
UPID
US62-0251229
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
-
Avamere at Cheyenne Retirement Community
-
Plaza At Sun Mountain Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.81M
Blend (final)
Blend
$1.41M
Owner & transaction history
Nv 4 Cheyenne LLC · 7 yrs held
Nv 4 Cheyenne LLC
since 2019
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
by Request
ML approach
$1,015,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.41M
Range $1.27M – $1.55M · ±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
$13 / 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
$121,872
Tax year 2023
Assessed value
$4,477,443
Assessed 2024
Previous assessed
$4,038,498
+10.9% YoY
Effective rate
2.72%
On assessed value
Assessed land
$727,081
Assessed improvement
$3,750,362
Land market value
$2,077,374
Improvement market value
$10,715,320
Total market value
$12,792,694
Applied tax rate
200.0000
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
1998
Construction
FRAME
Heating
HEAT PUMP
Stories
2
Units
167
Total area
108,343 SF
Lot
5.02 ac (218,671 SF)
APN
138-14-501-002
UPID
US62-0251229
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
1998
Construction
FRAME
Heating
HEAT PUMP
Stories
2
Units
167
Lot
5.02 ac
Current owner
From public records · entity-resolved
Nv 4 Cheyenne LLC
Entity
Mailing address
22 F CHEVALIER COMMERCIAL CTR 8TH WANG HOI RD XX
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
30 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 11, 2022
—
Nv4 Cheyenne LLC
—
Deed
related
$82,780,656 · Capital One Bank NA
Jan 7, 2019
$11,764,407
Nv 4 Cheyenne LLC
Hcp Sh Elp2 Properties LLC
Bargain And Sale Deed
$45,540,000 · Capital One Bank NA
Nov 13, 2012
$17,381,250
Hcp Sh Elp 2 Properties LLC
Bre Of Sw Sun Mountain Plaza LLC
Grant Deed
—
Mar 2, 2012
—
Bre Of Sw Sun Mountain Plaza LLC
Stayton Sw Assisted Living LLC
Grant Deed
related
—
Jun 21, 2007
$150,000
Vegas Assisted Living LLC
Grebs Sun Mountain LLC
Grant Deed
—
Jun 21, 2007
$310,000
Vegas Assisted Living LLC
Halletts Sun Mountain LLC
Grant Deed
—
Jun 21, 2007
$250,000
Vegas Assisted Living LLC
J Henriksens Sun Mountain LLC
Grant Deed
—
Jun 21, 2007
$100,000
Vegas Assisted Living LLC
Lafollettes Sun Mountain LLC
Grant Deed
—
Jun 21, 2007
$162,500
Vegas Assisted Living LLC
G Leeds Sun Mountain LLC
Grant Deed
—
Jun 21, 2007
$938,000
Vegas Assisted Living LLC
L Browns Sun Mountain LLC
Grant Deed
—
Jun 21, 2007
$120,000
Vegas Assisted Living LLC
Mcentires Sun Mountain LLC
Grant Deed
$159,250,000 · Column Financial INC
Jun 21, 2007
$660,000
Vegas Assisted Living LLC
Mozeikas Sun Mountain LLC
Grant Deed
—
Jun 21, 2007
$50,000
Vegas Assisted Living LLC
Luchsingers Sun Mountain LLC
Grant Deed
—
Jun 21, 2007
$700,000
Vegas Assisted Living LLC
Chens Sun Mountain LLC
Grant Deed
—
Jun 21, 2007
$295,000
Vegas Assisted Living LLC
Ewarts Sun Mountain LLC
Grant Deed
—
Jun 21, 2007
$200,000
Vegas Assisted Living LLC
Hilsabecks Sun Mountain LLC
Grant Deed
—
Jun 21, 2007
$396,000
Vegas Assisted Living LLC
Nagers Sun Mountain LLC
Grant Deed
—
Jun 21, 2007
$205,000
Vegas Assisted Living LLC
Brauburgers Sun Mountain LLC
Grant Deed
—
Jun 21, 2007
$265,000
Vegas Assisted Living LLC
Scampones Sun Mountain LLC
Grant Deed
—
Jun 21, 2007
$116,000
Vegas Assisted Living LLC
Schnells Sun Mountain LLC
Grant Deed
—
Jun 21, 2007
$794,000
Vegas Assisted Living LLC
Stiehls Sun Mountain LLC
Grant Deed
—
Jun 21, 2007
$230,000
Vegas Assisted Living LLC
Swezeys Sun Mountain LLC
Grant Deed
—
Jun 21, 2007
$400,000
Vegas Assisted Living LLC
C Valentines Sun Mountain LLC
Grant Deed
—
Jun 21, 2007
$55,000
Vegas Assisted Living LLC
F Berardis Sun Mountain LLC
Grant Deed
—
Jun 21, 2007
$930,000
Vegas Assisted Living LLC
K Browns Sun Mountain LLC
Grant Deed
—
Jun 21, 2007
$1,050,000
Vegas Assisted Living LLC
Furcinites Sun Mountain LLC
Grant Deed
—
Dec 2, 2005
$400,000
L Valentines Sun Mountain LLC
Vegas Assisted Living LLC
Grant Deed
—
Dec 2, 2005
$700,000
Chens Sun Mountain LLC
Vegas Assisted Living LLC
Grant Deed
—
Dec 2, 2005
$15,850,000
Vegas Assisted Living LLC
Lb Regency Plaza LLC
Bargain And Sale Deed
$22,000,000 · Merrill Lynch Capital
Jun 13, 2003
$20,000,000
Lb Regency Plaza LLC
Alf LLC
Trustees Deed
—
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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