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Property profile & analytics
OFF-MARKET
Estimated value
$8,335,000
Warehouses
6545 Warm Spgs Rd Las Vegas, NV 89118-4627
Entity Owned
5-yr Hold
Free & Clear
Property ID
US62-1179463
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
61,470 SF
Lot
3 ac (130,680 SF)
APN
176-11-102-017
UPID
US62-1179463
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.08M
CAP Approach
CAP
$8.77M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.34M
Owner & transaction history
Life Storage 595 LLC · 5 yrs held
Life Storage 595 LLC
since 2021
Last sale
$7.6M
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
$8,715,000
ML approach
$9,080,000
CAP Approach
CAP Return
Estimation
6%
$9,500,000
6.5%
$8,770,000
7%
$8,145,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$13,095,000
Current use
Blend value · Realmo final
$8.34M
Range $7.50M – $9.17M · ±10% · vs last sale $7.55M (Mar 15 2021)
Last sale anchor
$7.55M
Mar 15 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
$136 / 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
$65,174
Tax year 2023
Assessed value
$3,166,626
Assessed 2024
Previous assessed
$2,829,108
+11.9% YoY
Effective rate
2.06%
On assessed value
Assessed land
$731,808
Assessed improvement
$2,434,818
Land market value
$2,090,880
Improvement market value
$6,956,623
Total market value
$9,047,503
Applied tax rate
635.0000
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Buildings
2
Stories
2
Units
2
Total area
61,470 SF
Lot
3 ac (130,680 SF)
APN
176-11-102-017
UPID
US62-1179463
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
WAREHOUSE, STORAGE Current
Est. value
$13.1M
WAREHOUSE, STORAGE 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
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
2
Buildings
2
Units
2
Lot
3 ac
Current owner
From public records · entity-resolved
Life Storage 595 LLC
Entity
Free & Clear · 5 yrs held
Mailing address
6467 MAIN ST STE #200, WILLIAMSVILLE, NY 14221-5856
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
Mar 15, 2021
—
Life Storage 595 LLC
Life Storage LP
Quit Claim Deed
related
—
Dec 12, 2013
$7,550,000
Esnv 6545 W Warm Springs Rd LLC
Warm Pines LLC
Bargain And Sale Deed
$8,650,000 · Citigroup Global Markets Realty Cor
May 5, 2011
—
Warm Pines LLC
Phillips,brent & Linda F
Grant Deed
related
—
Feb 24, 2011
—
Warm Pines LLC
Phillips,brent & Linda F
Grant Deed
related
—
Jan 18, 2011
—
Warm Pines LLC
Phillips,brent & Linda F
Grant Deed
related
—
Oct 13, 2010
—
Brent Phillips
—
Deed Of Trust
related
$1,476,076 · Bank Of Nevada
Jul 22, 2003
$185,000
Brent Phillips
Fieldstone Investments INC
Grant Deed
$198,000 · Ccsf LLC
Jun 16, 2003
—
Astoria Pinnacle Hd LLC
—
Deed Of Trust
related
$9,000,000 · Wells Fargo Bank Nevada
Mar 27, 2002
$1,150,000
Fieldstone Investments INC
Hudspeth,john W
Grant Deed
$1,137,500 · Silver State Bank
—
—
Warm Pines LLC
—
Deed Of Trust
related
$5,300,000 · Bank Of Nevada
—
—
Brent Phillips
—
Deed Of Trust
related
$5,527,152 · Bank Of Nevada
—
—
Astoria Pinnacle Hd LLC
—
Deed Of Trust
related
$790,400 · Wells Fargo Bank Nevada
—
—
Brent Phillips
—
Deed Of Trust
related
$2,575,000 · 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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