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Property profile & analytics
OFF-MARKET
Estimated value
$19,260,000
Assisted living facilities
8630 Nevso Dr Las Vegas, NV 89147-0407
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US62-1259448
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1999
Construction
FRAME
Total area
136,826 SF
Lot
3.28 ac (142,877 SF)
APN
163-20-503-014
UPID
US62-1259448
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
-
Acacia Springs Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$21.38M
Blend (final)
Blend
$19.26M
Owner & transaction history
Vtr Acacia Springs LLC · 1 yrs held
Vtr Acacia Springs LLC
since 2024
Last sale
$18.2M
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$19.26M
Range $17.33M – $21.19M · ±10% · vs last sale $18.20M (Aug 6 2024)
Last sale anchor
$18.20M
Aug 6 2024
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
$141 / 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
$134,223
Tax year 2023
Assessed value
$5,195,144
Assessed 2024
Previous assessed
$4,638,727
+12.0% YoY
Effective rate
2.58%
On assessed value
Assessed land
$1,016,750
Assessed improvement
$4,178,394
Land market value
$2,905,000
Improvement market value
$11,938,269
Total market value
$14,843,269
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
1999
Construction
FRAME
Heating
YES
Cooling
YES
Stories
2
Units
166
Total area
136,826 SF
Lot
3.28 ac (142,877 SF)
APN
163-20-503-014
UPID
US62-1259448
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
1999
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
2
Units
166
Lot
3.28 ac
Current owner
From public records · entity-resolved
Vtr Acacia Springs LLC
Entity
Mailing address
980 N MICHIGAN AVE STE #1998, CHICAGO, IL 60611-7504
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 6, 2024
$18,200,000
Vtr Acacia Springs LLC
Cpf Senior Living Acacia Springs Ll
Bargain & Sale Deed
—
Jul 11, 2024
—
Cpf Senior Living Acacia Springs Ll
—
Deed
related
$70,000,000 · Ally Bank
Jun 30, 2017
$19,050,000
Cpf Senior Living-acacia Sprin
Bowen Walter C Trust
Grant Deed
$13,500,000 · Cbre Multifamily Cap
Apr 17, 2017
—
Bowen,walter C Trust
Bdc Of Las Vegas LLC
Quit Claim Deed
related
—
Jul 22, 2010
—
Bdc Of Las Vegas II LLC
—
Trustees Deed
related
$3,453,631 · Compass Bank
Aug 31, 2004
$13,000,000
Bdc Of Las Vegas LLC
Senior Congregate Facility LLC
Grant Deed
$9,000,000 · Nevada State Bank
—
—
Bdc Of Las Vegas LLC
—
Deed Of Trust
related
$10,750,000 · Washington Capital Joint Maste
—
—
Senor Congregate Facility LLC
—
Deed Of Trust
related
$1,296,000 · Kenneth Richardson
—
—
Senior Congregate Facility LLC
—
Deed Of Trust
related
$3,218,970 · Rion Enterprises INC
—
—
Senior Congregate Facility LLC
—
Deed Of Trust
related
$1,688,850 · Kenneth E Richardson
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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