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Property profile & analytics
OFF-MARKET
Estimated value
$7,215,000
Office buildings
8290 Arville St, Las Vegas, NV 89139-7114
Individually Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US62-0433157
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2004
Construction
CONCRETE
Total area
28,748 SF
Lot
5.17 ac (225,205 SF)
APN
177-18-510-001
UPID
US62-0433157
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
-
Spring Mountain Ranch Food Processing Plant
-
Excellence Community Management Property Management Company
-
CMS Nevada General Contractor
-
First Service Corporate Office
-
FirstService Residential Arville Property Management Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.26M
Comparable Approach
Comparable
$7.95M
Blend (final)
Blend
$7.22M
Owner & transaction history
Franklin Park Homeowners Assn · 7 yrs held
Franklin Park Homeowners Assn
since 2018
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$10.7M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$7,865,000
6.5%
$7,260,000
7%
$6,740,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$8,705,000
Current use
RETAIL STORES
$10,745,000
Change: +23% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$8,510,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$7.22M
Range $6.49M – $7.94M · ±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
$251 / 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
$49,998
Tax year 2023
Assessed value
$2,764,951
Assessed 2024
Previous assessed
$2,493,148
+10.9% YoY
Effective rate
1.81%
On assessed value
Assessed land
$1,261,148
Assessed improvement
$1,503,803
Land market value
$3,603,280
Improvement market value
$4,296,580
Total market value
$7,899,860
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2004
Construction
CONCRETE
Heating
YES
Stories
2
Total area
28,748 SF
Lot
5.17 ac (225,205 SF)
APN
177-18-510-001
UPID
US62-0433157
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
$8.7M
RETAIL STORES
Est. value
$10.7M
INDUSTRIAL (GENERAL)
Est. value
$8.5M
OFFICE BUILDING Current
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
2004
Construction
CONCRETE
Heating
YES
Stories
2
Lot
5.17 ac
Current owner
From public records · entity-resolved
Franklin Park Homeowners Assn
Individual
Mailing address
8375 W FLAMINGO RD STE #200, LAS VEGAS, NV 89147-4149
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 4, 2020
—
Blue Diamond Busn Center-enter
—
Deed
related
$2,200,000 · Miscellaneous Ins Co
Sep 13, 2018
$19,608
Franklin Park Homeowners Assn
Toll North Living LLC
Grant Deed
—
—
—
Blue Diamond Busn Center-enter
—
Deed Of Trust
related
$2,200,000 · Miscellaneous Ins Co
—
—
Blue Diamond Business Center
—
Deed Of Trust
related
$2,800,000 · Everbank
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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