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Property profile & analytics
FOR LEASE
Medical Office Space
6080 South Fort Apache Rd Las Vegas, NV 89148
Individually Owned
5-yr Hold
Free & Clear
Property ID
US62-0032452
For Lease
1 / 5
$1,060,000
6080 South Fort Apache Rd, Las Vegas, NV 89148
View Listing →
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2008
Construction
FRAME
Total area
3,300 SF
Lot
0.27 ac (11,761 SF)
APN
163-32-212-004
UPID
US62-0032452
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
-
Silver State Eye Care Ophthalmologist
-
Dr. Michael Manning, DO Physician
-
Allergy Partners of Las Vegas Medical Clinic
-
Bob K Miyake, MD Physician Medical Clinic
-
AMIT DUGGAL Pediatrician Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.15M
CAP Approach
CAP
$700k
Comparable Approach
Comparable
$862k
Blend (final)
Blend
$1.06M
Owner & transaction history
Brian L Dryer · 5 yrs held
Brian L Dryer
since 2020
Last sale
$1.1M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.4M
+57.7%
Office building
$1.2M
+36.5%
Retail stores
$1.2M
+35.8%
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
$1,200,000
ML approach
$1,145,000
CAP Approach
CAP Return
Estimation
6%
$755,000
6.5%
$700,000
7%
$650,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$910,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,435,000
Change: +58% · Conversion: Difficult
OFFICE BUILDING
$1,240,000
Change: +36% · Conversion: Easy
RETAIL STORES
$1,235,000
Change: +36% · Conversion: Difficult
Blend value · Realmo final
$1.06M
Range $954k – $1.17M · ±10% · vs last sale $1.05M (Dec 29 2020)
Last sale anchor
$1.05M
Dec 29 2020
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
$321 / 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
$5,920
Tax year 2023
Assessed value
$254,468
Assessed 2024
Previous assessed
$233,090
+9.2% YoY
Effective rate
2.33%
On assessed value
Assessed land
$76,153
Assessed improvement
$178,315
Land market value
$217,580
Improvement market value
$509,471
Total market value
$727,051
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
For Lease
Year built
2008
Construction
FRAME
Heating
YES
Stories
1
Total area
3,300 SF
Lot
0.27 ac (11,761 SF)
APN
163-32-212-004
UPID
US62-0032452
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
MEDICAL BUILDING Current
Est. value
$910,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.2M
RETAIL STORES
Est. value
$1.2M
MEDICAL BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
RETAIL STORES
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
2008
Construction
FRAME
Heating
YES
Stories
1
Lot
0.27 ac
Current owner
From public records · entity-resolved
Brian L Dryer
Individual
Free & Clear · 5 yrs held
Mailing address
7410 RAVEN AVE, LAS VEGAS, NV 89113-6251
Ownership since
2020
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
Dec 29, 2020
—
Brian L Dryer
Christine D Dryer
Quit Claim Deed
related
—
Dec 29, 2020
$1,050,000
Brian L Dryer
Patrick Apache Holdings LLC
Bargain And Sale Deed
—
Apr 3, 2007
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
Jan 19, 2007
$825,000
Patrick-apache Holdings LLC
Shavel LLC
Grant Deed
$730,800 · Bank Of Nevada
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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