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Property profile & analytics
OFF-MARKET
Estimated value
$6,610,000
Assisted living facilities
8025 Amigo St Las Vegas, NV 89123-1210
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US62-0554869
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2017
Construction
FRAME
Total area
21,581 SF
Lot
2.06 ac (89,734 SF)
APN
177-10-401-019
UPID
US62-0554869
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
-
ProCare Hospice of Nevada Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.07M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.04M
Blend (final)
Blend
$6.61M
Owner & transaction history
Frances B LLC · 5 yrs held
Frances B LLC
since 2021
Last sale
$6.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$9.4M
+72.8%
Retail stores
$8.1M
+48.8%
Office building
$6.5M
+20.6%
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
$6,925,000
ML approach
$7,070,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$5,420,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$9,370,000
Change: +73% · Conversion: Difficult
RETAIL STORES
$8,070,000
Change: +49% · Conversion: Difficult
OFFICE BUILDING
$6,535,000
Change: +21% · Conversion: Difficult
Blend value · Realmo final
$6.61M
Range $5.95M – $7.27M · ±10% · vs last sale $6.00M (Jul 8 2021)
Last sale anchor
$6.00M
Jul 8 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
$306 / 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
$43,874
Tax year 2023
Assessed value
$1,711,217
Assessed 2024
Previous assessed
$1,514,010
+13.0% YoY
Effective rate
2.56%
On assessed value
Assessed land
$192,500
Assessed improvement
$1,518,717
Land market value
$550,000
Improvement market value
$4,339,191
Total market value
$4,889,191
Applied tax rate
470.0000
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
2017
Construction
FRAME
Heating
YES
Stories
1
Total area
21,581 SF
Lot
2.06 ac (89,734 SF)
APN
177-10-401-019
UPID
US62-0554869
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$5.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$9.4M
RETAIL STORES
Est. value
$8.1M
OFFICE BUILDING
Est. value
$6.5M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
2017
Construction
FRAME
Heating
YES
Stories
1
Lot
2.06 ac
Current owner
From public records · entity-resolved
Frances B LLC
Entity
Mailing address
9811 W CHARLESTON BLVD #2628, LAS VEGAS, NV 89117-7528
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 9, 2021
—
Frances B LLC
—
Deed
related
$2,127,000 · Nevada State Development Corporation
Jul 8, 2021
$6,000,000
Frances B LLC
Ghkashef LLC
Bargain And Sale Deed
$3,000,000 · Jpmorgan Chase Bank NA
Oct 9, 2017
—
Ghkashef LLC
—
Deed
related
$4,266,153 · Jpmorgan Chase Bank NA
Jun 1, 2016
—
Ghkashef LLC
—
Deed
related
$4,266,153 · Jpmorgan Chase Bank NA
Jun 17, 2014
$310,000
Ghkashef LLC
Mary Bartsas 9 LLC
Grant Deed
—
Dec 9, 2003
—
Mary Bartsas 9 LLC
Bartsas,tr
Quit Claim Deed
related
—
Nov 5, 1992
$130,000
Mary Bartsas
Unknown
Grant Deed
—
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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