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Property profile & analytics
OFF-MARKET
Estimated value
$2,050,000
Office buildings
7501 Tule Spgs Rd Ste 115 Las Vegas, NV 89131-6148
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US62-1207704
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2006
Construction
FRAME
Total area
7,619 SF
Lot
0.28 ac (12,197 SF)
APN
125-17-720-003
UPID
US62-1207704
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
by Request
CAP Approach
CAP
$1.93M
Comparable Approach
Comparable
$2.25M
Blend (final)
Blend
$2.05M
Owner & transaction history
Tuie Springs Opportunities LLC · 4 yrs held
Tuie Springs Opportunities LLC
since 2021
Last sale
$2.0M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$3.3M
+43.4%
Retail stores
$2.9M
+23.5%
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
$2,865,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,085,000
6.5%
$1,925,000
7%
$1,785,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,305,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$3,305,000
Change: +43% · Conversion: Difficult
RETAIL STORES
$2,850,000
Change: +23% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$2,255,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$2.05M
Range $1.85M – $2.26M · ±10% · vs last sale $2.01M (Sep 30 2021)
Last sale anchor
$2.01M
Sep 30 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
$269 / 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
$12,290
Tax year 2023
Assessed value
$405,961
Assessed 2024
Previous assessed
$384,497
+5.6% YoY
Effective rate
3.03%
On assessed value
Assessed land
$115,262
Assessed improvement
$290,699
Land market value
$329,320
Improvement market value
$830,569
Total market value
$1,159,889
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2006
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Total area
7,619 SF
Lot
0.28 ac (12,197 SF)
APN
125-17-720-003
UPID
US62-1207704
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
OFFICE BUILDING Current
Est. value
$2.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.3M
RETAIL STORES
Est. value
$2.9M
INDUSTRIAL (GENERAL)
Est. value
$2.3M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
INDUSTRIAL (GENERAL)
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
2006
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Lot
0.28 ac
Current owner
From public records · entity-resolved
Tuie Springs Opportunities LLC
Entity
Mailing address
PO BOX 94106, LAS VEGAS, NV 89193-4106
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 5, 2022
—
Tule Springs Opportunities LLC
—
Deed
related
$872,000 · Nevada State Bank
Sep 30, 2021
$2,010,000
Tuie Springs Opportunities LLC
Tule Springs Eight LLC
Bargain And Sale Deed
$859,307 · Jpmorgan Chase Bank NA
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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