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Property profile & analytics
OFF-MARKET
Estimated value
$12,575,000
Outlet malls
717 Rancho Dr Las Vegas, NV 89106
Entity Owned
~
Est. High Equity
Property ID
US62-0296938
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
46,350 SF
Lot
6.46 ac (281,398 SF)
APN
139-29-703-002
UPID
US62-0296938
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
$9.32M
CAP Approach
CAP
$16.10M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.58M
Owner & transaction history
Viv Rancho Pavilion LLC
Viv Rancho Pavilion LLC
since 2025
Last sale
$12.6M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$20.1M
+16.1%
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
$12,270,000
ML approach
$9,315,000
CAP Approach
CAP Return
Estimation
6%
$17,440,000
6.5%
$16,100,000
7%
$14,950,000
Alternative Use
Use
Estimation
RETAIL STORES
$17,330,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$20,120,000
Change: +16% · Conversion: Moderate
OFFICE BUILDING
$14,035,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$12.58M
Range $11.32M – $13.83M · ±10% · vs last sale $12.60M (Jun 9 2022)
Last sale anchor
$12.60M
Jun 9 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
$271 / 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
$51,655
Tax year 2023
Assessed value
$1,796,073
Assessed 2024
Previous assessed
$1,588,347
+13.1% YoY
Effective rate
2.88%
On assessed value
Assessed land
$689,425
Assessed improvement
$1,106,648
Land market value
$1,969,786
Improvement market value
$3,161,851
Total market value
$5,131,637
Applied tax rate
207.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Buildings
4
Stories
1
Total area
46,350 SF
Lot
6.46 ac (281,398 SF)
APN
139-29-703-002
UPID
US62-0296938
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
RETAIL STORES Current
Est. value
$17.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$20.1M
OFFICE BUILDING
Est. value
$14.0M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
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
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
1
Buildings
4
Lot
6.46 ac
Current owner
From public records · entity-resolved
Viv Rancho Pavilion LLC
Entity
Mailing address
1333 N BUFFALO DR UNIT #120, LAS VEGAS, NV 89128-3636
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 22, 2025
—
Viv Rancho Pavilion LLC
Viv Rancho Pavilion De LLC
Deed
related
$7,100,000 · Symetra Life Insurance Co
Jun 9, 2022
$12,600,000
Viv Rancho Pavilion De LLC
J St Townhomes LLC
Bargain And Sale Deed
—
Nov 3, 2005
$3,147,817
Gjm Equities LLC
Rancho Pavillion LLC
Grant Deed
—
Oct 20, 2005
$3,147,817
Nardo III LLC
J St Townhomes LLC
Grant Deed
$8,300,000 · Ixis Real Estate Capital INC
Sep 1, 2005
$8,900,000
J St Townhomes LLC
Pacific Realty Associates LP
Bargain And Sale Deed
$6,230,000 · M&t Partners INC
Jun 30, 2000
$2,200,000
Pacific Realty Associates LP
Safeway INC
Trustees Deed
$13,350,000 · Safeway INC
Jun 30, 2000
$2,289,500
Safeway INC
Property Development Assoc
Trustees Deed
—
—
—
Nardo III LLC
—
Deed Of Trust
related
$8,000,000 · Jp Morgan Chase 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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