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Property profile & analytics
OFF-MARKET
Estimated value
$610,000
Assisted living facilities
7230 Gagnier Blvd Las Vegas, NV 89113-4400
Entity Owned
~
Est. High Equity
Property ID
US62-0426484
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2010
Construction
FRAME
Total area
22,388 SF
Lot
0.97 ac (42,253 SF)
APN
176-04-401-035
UPID
US62-0426484
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
-
Legacies Memory Care at San Martin Nursing Home Retirement Community
-
Pacifica Memory Care Nursing Home
-
SW Las Vegas COVID Testing Site Laboratory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$675k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$544k
Blend (final)
Blend
$610k
Owner & transaction history
Sc Southern Hills Sh Propco LLC
Sc Southern Hills Sh Propco LLC
since 2026
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
$675,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$610k
Range $549k – $671k · ±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
$27 / 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
$32,321
Tax year 2023
Assessed value
$1,349,673
Assessed 2024
Previous assessed
$1,191,835
+13.2% YoY
Effective rate
2.39%
On assessed value
Assessed land
$325,348
Assessed improvement
$1,024,325
Land market value
$929,566
Improvement market value
$2,926,643
Total market value
$3,856,209
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2010
Construction
FRAME
Heating
YES
Stories
1
Total area
22,388 SF
Lot
0.97 ac (42,253 SF)
APN
176-04-401-035
UPID
US62-0426484
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
2010
Construction
FRAME
Heating
YES
Stories
1
Lot
0.97 ac
Current owner
From public records · entity-resolved
Sc Southern Hills Sh Propco LLC
Entity
Mailing address
1775 HANCOCK ST STE #200, SAN DIEGO, CA 92110-2036
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 20, 2026
$5,517,000
Sc Southern Hills Sh Propco LLC
Pacifica Vintage Park LLC
Bargain & Sale Deed
—
Oct 23, 2019
—
Pacifica Vintage Park LLC
—
Grant Deed
related
$1,522,950 · Mutual/omaha Bk
Nov 1, 2018
$1,430,000
Pacifica Vintage Park LLC
Shg Resources LLC
Grant Deed
—
Jul 11, 2011
$7,700,000
Shg Resources LP
Willow Creek San Martin Memory
Grant Deed
—
Apr 21, 2009
—
Willow Creek San Martin Memory
—
Deed Of Trust
related
$6,000,000 · William C SR Barber
May 30, 2008
$1,175,000
Willow Creek San Martin Memory
Prichard R R Living Trust
Grant Deed
$675,000 · Harrold William D Fam Trust
Jun 5, 2003
—
Prichard,tr
Rodriguez,rosario
Quit Claim Deed
related
—
Dec 7, 2000
$150,000
Rosario Rodriguez
Reynolds,christene
Grant Deed
—
—
—
Willow Creek San Martin Memory
—
Deed Of Trust
related
$342,000 · Robert R & Anna M Bogart
—
—
Shg Resources LP
—
Deed Of Trust
related
—
—
—
Shg Resources LP
—
Deed Of Trust
related
—
—
—
Shg Resources LLC
—
Deed Of Trust
related
—
—
—
Shg Resources LLC
—
Deed Of Trust
related
$360,000,000 · Health Care Reit INC
—
—
Willow Creek San Martin Memory
—
Deed Of Trust
related
$2,557,000 · William C SR Barber
—
—
Willow Creek San Martin Memory
—
Deed Of Trust
related
$2,899,000 · William C SR Barber
—
—
Willow Creek San Martin Memory
—
Deed Of Trust
related
$1,800,000 · Rsp Investments
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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