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Property profile & analytics
OFF-MARKET
Estimated value
$1,025,000
Office buildings
8925 Peace Way Las Vegas, NV 89147
Entity Owned
Free & Clear
Property ID
US62-0386189
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2005
Construction
FRAME
Total area
4,145 SF
Lot
0.1 ac (4,356 SF)
APN
177-24-518-011
UPID
US62-0386189
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
$1.37M
CAP Approach
CAP
$1.05M
Comparable Approach
Comparable
$1.14M
Blend (final)
Blend
$1.03M
Owner & transaction history
A&c Pahrump Capital LLC
A&c Pahrump Capital LLC
since 2025
Last sale
$955,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.6M
+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
$1,360,000
ML approach
$1,365,000
CAP Approach
CAP Return
Estimation
6%
$1,135,000
6.5%
$1,045,000
7%
$970,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,395,000
Current use
RETAIL STORES
$1,550,000
Change: +11% · Conversion: Moderate
MEDICAL BUILDING
$1,140,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$1.03M
Range $923k – $1.13M · ±10% · vs last sale $955k (Sep 30 2021)
Last sale anchor
$955k
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
$247 / 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
$5,957
Tax year 2023
Assessed value
$216,886
Assessed 2024
Previous assessed
$203,003
+6.8% YoY
Effective rate
2.75%
On assessed value
Assessed land
$67,532
Assessed improvement
$149,354
Land market value
$192,949
Improvement market value
$426,726
Total market value
$619,675
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 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
2005
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Total area
4,145 SF
Lot
0.1 ac (4,356 SF)
APN
177-24-518-011
UPID
US62-0386189
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
$1.4M
RETAIL STORES
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$1.1M
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
2005
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
A&c Pahrump Capital LLC
Entity
Free & Clear · 0 yrs held
Mailing address
8685 S EASTERN AVE, LAS VEGAS, NV 89123-2839
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 21, 2025
$6,500,000
A&c Pahrump Capital LLC
Pecos Beltway Holdings LLC
Bargain & Sale Deed
—
Sep 30, 2021
$955,000
Lotus Nv Management LLC
Wayne K Choe
Bargain And Sale Deed
—
Mar 26, 2015
$795,000
Wayne K Choe
Appraisal Services INC
Grant Deed
—
Mar 26, 2015
—
Appraisal Services INC
Summit Holding Group LLC
Grant Deed
related
—
Aug 1, 2013
—
Summit Holding Group LLC
Summit Appraisal INC
Quit Claim Deed
related
—
Dec 28, 2007
—
Summit Holding Group LLC
Summit Apparaisal INC
Quit Claim Deed
related
—
Aug 8, 2005
—
Summit Appraisal INC
Owner Name Unavailable
Grant Deed
related
—
—
—
Appraisal Services INC
—
Loan Modification
related
—
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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