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Property profile & analytics
OFF-MARKET
Estimated value
$665,000
Office buildings
8859 Flamingo Rd Las Vegas, NV 89147-8723
Entity Owned
10-yr Hold
Free & Clear
Property ID
US62-0175897
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2003
Construction
FRAME
Total area
2,856 SF
Lot
0.07 ac (3,049 SF)
APN
163-20-516-007
UPID
US62-0175897
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
-
Epitomedical Physician
-
Hygeia Health & Wellness Gym & Fitness Center Alternative Medicine Practice
-
Law Collections Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$720k
Comparable Approach
Comparable
$575k
Blend (final)
Blend
$665k
Owner & transaction history
Kosta Property Group LLC · 10 yrs held
Kosta Property Group LLC
since 2015
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.1M
+11.0%
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%
$780,000
6.5%
$720,000
7%
$670,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$960,000
Current use
RETAIL STORES
$1,070,000
Change: +11% · Conversion: Moderate
MEDICAL BUILDING
$785,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$665k
Range $599k – $732k · ±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
$233 / 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
$4,479
Tax year 2023
Assessed value
$199,068
Assessed 2024
Previous assessed
$179,056
+11.2% YoY
Effective rate
2.25%
On assessed value
Assessed land
$59,970
Assessed improvement
$139,098
Land market value
$171,343
Improvement market value
$397,423
Total market value
$568,766
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 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
2003
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Total area
2,856 SF
Lot
0.07 ac (3,049 SF)
APN
163-20-516-007
UPID
US62-0175897
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
$960,000
RETAIL STORES
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$785,000
OFFICE BUILDING Current
RETAIL STORES
MEDICAL 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
2003
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Lot
0.07 ac
Current owner
From public records · entity-resolved
Kosta Property Group LLC
Entity
Free & Clear · 10 yrs held
Mailing address
2725 S JONES BLVD STE #100, LAS VEGAS, NV 89146-5605
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 28, 2015
$475,000
Kosta Property Group LLC
Unified Aircraft Services INC
Bargain And Sale Deed
—
Mar 25, 2015
$450,000
Unified Aircraft Services INC
Panda Trust
Grant Deed
—
Jun 3, 2014
—
Panda Trust
Wild,diane R
Quit Claim Deed
related
—
Mar 24, 2005
—
Diane R Wild
Wild,diane R
Quit Claim Deed
related
$150,000 · Nevada State Bank
Dec 23, 2002
$519,580
Diane R Wild
Flamingo Technology Center LLC
Grant Deed
$428,000 · First Savings Bank
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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