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Grubb & Ellis|Las Vegas 3930 Howard Hughes Pkwy, Ste 180Las Vegas, NV 89169P (702) 733-7500F (702) 862-8242www.gelasvegas.com
5150 Du ke elli ngton Way, las Vegas, n eVaDa 89119
Exclusive Offer ing Package
Doug schuster Senior Vice PresidentS.0049235
Curt allsop Senior AssociateS.0078569
Vittal Ram AssociateS.0054580
suzanne sprenger Marketing AssistantS.0077740
Disclaimer/Offering summary SECTION 1
OperatiOns SECTION 2
Proforma Operating Statement 4
Lease-Up Plan with Expenditures & Revenue 5 - 11
prOperty summary SECTION 3
Property Highlights & Amenities 12 - 13
Las Vegas Valley Map 14
Wide Aerial 15
Close Aerial 16
Site Plan 17
Assessor’s Parcel Map 18
Soil Type Map 19
Photographs 20
Floor Plans 21 - 24
1, 3, & 5 Mile Radius Demographics 25 - 27
Business Summary Profile 28
the market SECTION 4
Las Vegas Market Overview 29 - 30
Las Vegas Convention & Visitors Authority Visitor Stats 31
Lease Comparables 32 - 45
Sale Comparables 46 - 60
team resumes SECTION 5
Table of ConTenTs
COnfidEntial mEmOrandum & disClaimEr
Grubb & Ellis|Las Vegas (”Agent”) has been engaged as the exclusive agent for the sale of The Onyx in Las Vegas, Nevada (the “Property’), by the Owner of the Property (“Seller”).
The Property is being offered for sale in an “as-is, where-is” condition and Seller and Agent make no representations or war-ranties as to the accuracy of the information contained in this Offering Memorandum. The enclosed materials include highly confidential information and are being furnished solely for the purpose of review by prospective purchasers of the interest described herein. Neither the enclosed materials nor any information contained herein is to be used for any other purpose or made available to any other person without the express written consent of the Seller. Each recipient, as a prerequisite to receiving the enclosed, should be registered with Grubb & Ellis|Las Vegas as a “Registered Potential Investor” or as the “Buyer’s Agent” for an identified “Registered Potential Investor.” The use of this Offering Memorandum and the information provided herein is subject to the terms, provisions and limitations of the confidentiality agreement furnished by Agent prior to deliveryof this Offering Memorandum.
The enclosed materials are being provided solely to facilitate the prospective investor’s own due diligence for which it shall be fully and solely responsible. The material contained herein is based on information and sources deemed to be reliable, but no representation of warranty, express or implied, is being made by Agent or Seller or any of their respective representatives, affiliates, officers, employees, shareholders, partners and directors, as to the accuracy or completeness of the information contained herein. Summaries contained herein or any other written or oral communication or information transmitted or made available or any action taken or decision made by the recipient with respect to the Property. Interested parties are to make their own investigations, projections and conclusions without reliance upon the material contained herein.
Seller reserves the right, at its sole and absolute discretion, to withdraw the Property from being marketed for sale at any time and for any reason. Seller and Agent each expressly reserves the right, at their sole and absolute discretion, to reject any and all expressions of interest or offers regarding the Property and/or to terminate discussions with any entity at any time, with or without notice. This offering is made subject to omissions, correction of errors, change of price or other terms, prior sale or withdrawal from the market without notice. Agent is not authorized to make any representations or agreements on behalf of Seller.
Seller shall have no legal commitment or obligation to any interested party reviewing the enclosed materials, performing ad-ditional investigation and/or making an offer to purchase the Property unless and until a binding written agreement for the purchase of the Property has been fully executed, delivered, and approved by Seller and any conditions to Seller’s obligations thereunder have been satisfied or waived.
By taking possession of and reviewing the information contained herein, the recipient agrees that (a) the enclosed materials and their contents are of a highly confidential nature and will be held and treated in the strictest confidence and shall be re-turned to Agent or Seller promptly upon request; and (b) the recipient shall not contact employees or tenants of the Property directly or indirectly regarding any aspect of the enclosed materials or the Property without the prior written approval of the Seller or Agent; and (c) no portion of the enclosed materials may be copied or otherwise reproduced without the prior written authorization of Seller or Agent or as otherwise provided in the Confidentiality and/or Registration Agreement executed and delivered by the recipient(s) to Grubb & Ellis|Las Vegas.
If you have no interest in the Property at this time, please return this Offering Memorandum immediately to:
Grubb & Ellis|Las Vegas3930 Howard Hughes Pkwy, Suite 180 Las Vegas, Nevada 89169Doug Schuster · Curt Allsop · Vittal Ram · Suzanne Sprenger
702.733.7500
disClaimEr/OffEring summary 1
OffEring summary
grubb & ellis|las Vegas, as the exclusive advisor to the owner, is pleased to present the opportunity to acquire the fee simple interest in the onyx (“the Property”), a 63 unit, four story luxury condominium building with 77,646 rentable square feet located at 5150 Duke ellington Way, las Vegas, nevada. the property represents a tremendous long-term investment opportunity with condo conversion potential.
The owner, MIC-Sonoran, LLC (the “Owner”), a single purpose limited liability company, has agreed to exclusively list the 63 unit Property for sale. Outsource Services Management d/b/a Presidium Asset Solutions (the “Servicer”) is the managing member of MIC-Sonoran, LLC. The owner members of MIC-Sonoran, LLC consist of 34 banks and other financial institutions (some of which currently include the FDIC as Receiver for failed institutions) who par-ticipated in a loan that was made to Tropicana Inn Investors. MIC-Sonoran was created to own the Property, which acquired the Property via foreclosure action in June 2009.
The Onyx is a trophy asset ideally situated approximately three miles from McCarran International Airport and just blocks from the Las Vegas Boulevard and casinos such as Mandalay Bay, Tropicana, Hooters, and MGM. Amenities include spa, pool, fitness center, locker room, business center, outdoor kitchen, stainless steel appliances in kitchens, granite countertops, 10 foot ceilings and private balconies. Average unit size equals 1,197 square feet. The Property also includes a 144-stall, two level parking garage which is enclosed and provides protection from heat and other elements.
The Property offers a unique mix of floor plans including lofts and townhome-style residences. For a more complete list of unit mix and square footages, please refer to the Proforma Operating Statement on page 4.
Construction of the Onyx began in 2006 and was not completed until 2008 because of delays caused by the general contractor, architect, and developer. The Property received certificate of occupancy in 2008 while under the control of a court appointed receiver, based out of Chicago, Illinois. At this time, the Property is still managed by the Chicago based management company, but the Owner is currently negotiating terms and conditions of a property manage-ment agreement with a reputable, third party property management company (local) to oversee daily operations of the Property. The management agreement currently being negotiated can be terminated upon sale of the Property at buyer’s request.
Current occupancy is 40%. The Servicer has approved a variety of expenditures that will facilitate the leasing of the remaining units. When the Property becomes stabilized, there is potential through Freddie Mac to secure a $7,100,000 loan assuming the current interest rate of 4.75%, with 1.25 DSC, 30 year amortization, with a 10 year call.
Currently, a better located luxury rental project does not exist in the Las Vegas Valley.
The new property management company is projecting an initial rental rate of $1.06/SF/month in order to lease up vacant units. However, this rate is greatly under current market rents and will be adjusted once the building has stabilized. Current comparable rents at properties located near the Strip and on S Las Vegas Blvd are as follows:
Property Rental Rate/SF/month Comments
Allure $1.34 1,118 SF hi-rise located on Sahara
Boca Raton $1.13 average unit size is 1,006 SF - STRONG COMP
Juhl $1.36 mid-rise product located Downtown
ONE Las Vegas $1.15 average unit size is 1,263 SF; located on S Las Vegas Blvd
Panorama Towers $1.59 average unit size is 1,570 SF
Sky Las Vegas $1.66 average unit size is 1,216 SF
disClaimEr/OffEring summary 2
OffEring summary continued
Upon stabilization, rental rates increase to $1.13 per square foot, which is comparable to rental rates at Boca Ra-ton; NOI will increase to $67,000/year with occupancy estimated to be 90%. Based on the foregoing, the property value is projected to increase by more then $1million.
Similar observations hold true with sales comps at high end Strip properties. The current asking price at Onyx is $128/SF, while similar properties located on the famed Las Vegas Blvd. are selling between $124 - $289/SF. With-out question, the Las Vegas real estate market will recover and when it does, Onyx will be perfectly positioned for condo sales, fractional interests, or even time share ventures.
Final Call for offers date is october 15, 2010 by 3:00 p.m. Pst.
offering Price: $9,995,000 $128.72/square foot
Condition: as-isoffering terms: all Cash – 25 Day escrow – 15 Day DD
disClaimEr/OffEring summary 3
PrOfOrma OPErating statEmEnt
Model No. Size Rents Total1BD/1BA 15 774 $750-$10001BD/1BA 1 780 $9501BD/1BA 1 922 $8501BD/1BA 1 984 $9502BD/2BA 1 994 $1,2002BD/2BA 22 1,169 $1200-$14502BD/2BA 2 1,263 $1235-$14502BD/2BA 1 1,368 $1,4002BD/2BA 2 1,410 $1500-$1600
2BD/2BA/DEN 2 1,387 $1,6002BD/2BA/DEN 11 1,714 $1450-$1650
2BD/2.5BA 1 1,815 $1,9002BD/2.5BA 1 2,012 $1,9502BD/2.5BA 1 2,209 $1,6752BD/2.5BA 1 2,276 $1,950
63 77,646 $81,525Rent/foot $1.05
Vacancy proforma ($4,076)
Loss-to Lease 0.0% current $0
Misc. Income/ExpenseFees $470Concessions ($2,750)RUBS $0 $0Bad Debt ($408) ($2,688)
Monthly Income $74,761
Annualized $897,132
Operating expenses:Payroll $1,397 $88,020Mgmnt. 3% $26,913Utilities $1,168 $73,500R/M $500 $49,930Marketing $378 $23,813Taxes $1,000 $63,000Insurance $150 $9,456Admin. $335 $21,116Cap. Res. $275 $17,325 ($373,073)
Expense/unit $5,921Expense/SF $4.73
NOI $524,059
O P E r at i O n s 4
lEasE-uP Plan with ExPEnditurEs & rEvEnuE
Onyx
2010
PROF
ESSI
ONAL
LY P
REPA
RED
BYPI
NNAC
LE A
MERI
CAN
MANG
EMEN
T SE
RVIC
ES W
EST,
LLC
Prep
ared
by: H
eidi W
ester
hoff /
Kati
e Raff
inello
7/28
/1 0
1%2
34
56
78
910
1112
TOTA
LSPE
R UN
ITPE
R SQ
FT
PHYS
ICAL
OCC
UPAN
CY P
ERCE
NTAG
E36
%46
%56
%64
%72
%82
%90
%95
%95
%95
%95
%95
%63
9735
4---
------
------
------
------
------
------
------
------
------
------
------
------
----
------
------
------
------
------
------
------
----
------
------
------
------
----
------
------
------
----
------
------
------
------
----
------
------
------
----
------
------
------
------
----
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
-----
------
------
------
--30
00-0
00
REV
ENUE
3100
-000
RENT
AL IN
COME
3110
-000
Gros
s Ren
tal In
come
81,52
5.00
81,52
5.00
81,52
5.00
81,52
5.00
81,52
5.00
81,52
5.00
81,52
5.00
81,52
5.00
81,52
5.00
81,52
5.00
81,52
5.00
81,52
5.00
978,3
00.00
15,52
8.57
10.05
3160
-000
Loss
to O
ld Le
ase
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
3180
-000
Vaca
ncy L
oss
(52,1
76.00
)(4
4,023
.50)
(35,8
71.00
)(2
9,349
.00)
(22,8
27.00
)(1
4,674
.50)
(8,15
2.50)
(4,07
6.25)
(4,07
6.25)
(4,07
6.25)
(4,07
6.25)
(4,07
6.25)
(227
,454.7
5)(3
,610.3
9)(2
.34)
3270
-000
Bad D
ebt
0.00
(407
.63)
(407
.63)
(407
.63)
(407
.63)
(407
.63)
(407
.63)
(407
.63)
(407
.63)
(407
.63)
(407
.63)
(407
.63)
(4,48
3.88)
(71.1
7)(0
.05)
3300
-000
Renta
l Con
cess
ions
600.0
0(4
,000.0
0)(4
,000.0
0)(2
,750.0
0)(2
,750.0
0)(2
,750.0
0)(2
,750.0
0)(2
,750.0
0)(2
,750.0
0)(2
,750.0
0)(2
,750.0
0)(2
,750.0
0)(3
2,150
.00)
(510
.32)
(0.33
)
3460
-000
T
OTAL
REN
TAL I
NCOM
E29
,949.0
033
,093.8
841
,246.3
849
,018.3
855
,540.3
863
,692.8
870
,214.8
874
,291.1
374
,291.1
374
,291.1
374
,291.1
374
,291.1
371
4,211
.3811
,336.6
97.3
4
3500
-000
O
THER
INCO
ME35
02-0
00Fo
rfeite
d Sec
urity
Dep
osits
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
3512
-000
Non R
efund
able
Admi
n Fee
s0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
035
14-0
00No
n Refu
ndab
le Cl
eanin
g Fee
s0.0
080
0.00
800.0
080
0.00
400.0
040
0.00
300.0
030
0.00
300.0
030
0.00
300.0
030
0.00
5,000
.0079
.370.0
535
16-0
00Pe
t Fee
s0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
035
20-0
00Ap
plica
tion F
ees
70.00
70.00
70.00
70.00
70.00
70.00
70.00
70.00
70.00
70.00
70.00
70.00
840.0
013
.330.0
135
24-0
00La
te Fe
es10
0.00
100.0
010
0.00
100.0
010
0.00
100.0
010
0.00
100.0
010
0.00
100.0
010
0.00
100.0
01,2
00.00
19.05
0.01
3525
-000
Month
to M
onth
Fees
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
3526
-000
NSF
Fees
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
3528
-000
Leas
e Ter
mina
tion F
ee0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
035
46-0
00Ga
rage
Inco
me0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
035
58-0
00Ot
her I
ncom
e0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
035
66-0
00Ve
nding
Inco
me0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
035
67-0
00La
undr
y Inc
ome
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
3578
-000
Bad D
ebt
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
3582
-000
Tena
nt Da
mage
Pay
ment
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
3584
-000
Evict
ion C
harg
e0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
035
80-0
00Ba
d Deb
t Rec
over
y0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
035
86-0
00Fu
rnish
ed S
uites
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
3597
-000
Billb
ack -
Wate
r/Sew
er/G
arba
ge0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
0
36
50-0
0 0
TOTA
L OTH
ER IN
COME
170.0
097
0.00
970.0
097
0.00
570.0
057
0.00
470.0
047
0.00
470.0
047
0.00
470.0
047
0.00
7,040
.0011
1.75
0.07
3700
-000
TO
TAL R
EVEN
UE30
,119.0
034
,063.8
842
,216.3
849
,988.3
856
,110.3
864
,262.8
870
,684.8
874
,761.1
374
,761.1
374
,761.1
374
,761.1
374
,761.1
372
1,251
.3811
,448.4
37.4
1
O P E r at i O n s 5
lEasE-uP Plan with ExPEnditurEs & rEvEnuE continued
Onyx
2010
PROF
ESSI
ONAL
LY P
REPA
RED
BYPI
NNAC
LE A
MERI
CAN
MANG
EMEN
T SE
RVIC
ES W
EST,
LLC
Prep
ared
by: H
eidi W
ester
hoff /
Kati
e Raff
inello
7/28
/1 0
1%2
34
56
78
910
1112
TOTA
LSPE
R UN
ITPE
R SQ
FT
PHYS
ICAL
OCC
UPAN
CY P
ERCE
NTAG
E36
%46
%56
%64
%72
%82
%90
%95
%95
%95
%95
%95
%63
9735
4---
------
------
------
------
------
------
------
------
------
------
------
------
----
------
------
------
------
------
------
------
----
------
------
------
------
----
------
------
------
----
------
------
------
------
----
------
------
------
----
------
------
------
------
----
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
-----
------
------
------
--
4000
-000
O
PERA
TING
EXP
ENSE
S
4010
-000
ADM
INIS
TRAT
IVE
PAYR
OLL E
XPEN
SES
4012
-000
Mana
ger S
alary
2,773
.002,7
73.00
2,773
.002,7
73.00
2,773
.002,7
73.00
2,773
.002,7
73.00
2,773
.002,7
73.00
2,773
.002,7
73.00
33,27
6.00
528.1
90.3
440
18-0
00Le
asing
Age
nt Sa
lary
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
4020
-000
Admi
nistra
tive R
ent A
llowa
nce
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
4020
-800
Assis
tant /
Comp
lianc
e 0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
040
20-8
00As
sistan
t Man
ager
Sala
ry0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
040
21-2
00Le
asing
Bon
uses
400.0
040
0.00
400.0
040
0.00
400.0
040
0.00
400.0
040
0.00
400.0
040
0.00
400.0
040
0.00
4,800
.0076
.190.0
540
21-8
00Gr
oup I
nsur
ance
778.0
077
8.00
778.0
077
8.00
778.0
077
8.00
778.0
077
8.00
778.0
077
8.00
778.0
077
8.00
9,336
.0014
8.19
0.10
4023
-200
Payro
ll Tax
es49
0.26
490.2
649
0.26
490.2
649
0.26
490.2
649
0.26
490.2
649
0.26
490.2
649
0.26
490.2
65,8
83.15
93.38
0.06
4026
-000
Wor
kers
Comp
ensa
tion
464.1
846
4.18
464.1
846
4.18
464.1
846
4.18
464.1
846
4.18
464.1
846
4.18
464.1
846
4.18
5,570
.1688
.420.0
6
4029
-000
TOTA
L ADM
ININ
STRA
TIVE
PAY
ROLL
EXP
ENSE
S4,9
05.44
4,905
.444,9
05.44
4,905
.444,9
05.44
4,905
.444,9
05.44
4,905
.444,9
05.44
4,905
.444,9
05.44
4,905
.4458
,865.3
193
4.37
0.60
4030
-000
REPA
IRS
& MA
INTE
NANC
E PA
YROL
L EXP
ENSE
S40
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Sup
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or S
alary
2,430
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30.00
2,430
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2,430
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30.00
2,430
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30.00
2,430
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30.00
2,430
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29,16
0.00
462.8
60.3
040
30-4
00Ma
inten
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istan
t Sala
ry0.0
00.0
00.0
00.0
00.0
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00.0
00.0
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00.0
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00.0
040
31-2
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M Re
nt Al
lowan
ce0.0
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00.0
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00.0
00.0
00.0
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00Ma
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ance
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rters
Salar
y0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
0
4039
-000
TOTA
L REP
AIRS
& M
AINT
PAY
ROLL
EXP
ENSE
S2,4
30.00
2,430
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30.00
2,430
.002,4
30.00
2,430
.002,4
30.00
2,430
.002,4
30.00
2,430
.002,4
30.00
2,430
.0029
,160.0
046
2.86
0.30
4060
-000
JANI
TORI
AL P
AYRO
LL E
XPEN
SE40
61-0
00Ho
usek
eepin
g Sala
ry0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
0
4064
-000
TOTA
L JAN
ITOR
IAL E
XPEN
SE0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
0
4095
-000
TOTA
L PAY
ROLL
EXP
ENSE
S7,3
35.44
7,335
.447,3
35.44
7,335
.447,3
35.44
7,335
.447,3
35.44
7,335
.447,3
35.44
7,335
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35.44
7,335
.4488
,025.3
11,3
97.23
0.90
O P E r at i O n s 6
lEasE-uP Plan with ExPEnditurEs & rEvEnuE continued
Onyx
2010
PROF
ESSI
ONAL
LY P
REPA
RED
BYPI
NNAC
LE A
MERI
CAN
MANG
EMEN
T SE
RVIC
ES W
EST,
LLC
Prep
ared
by: H
eidi W
ester
hoff /
Kati
e Raff
inello
7/28
/1 0
1%2
34
56
78
910
1112
TOTA
LSPE
R UN
ITPE
R SQ
FT
PHYS
ICAL
OCC
UPAN
CY P
ERCE
NTAG
E36
%46
%56
%64
%72
%82
%90
%95
%95
%95
%95
%95
%63
9735
4---
------
------
------
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--41
00-0
00AD
MINI
STRA
TIVE
EXP
ENSE
S41
48-0
00Ba
nk C
harg
es0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
041
44-0
00Em
ploye
e Sre
ening
0.00
450.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
045
0.00
7.14
0.00
4158
-000
Payro
ll Fee
156.0
915
6.09
156.0
915
6.09
156.0
915
6.09
156.0
915
6.09
156.0
915
6.09
156.0
915
6.09
1,873
.0829
.730.0
241
58-5
00Co
mplia
nce f
ees
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
4161
-000
Perm
its an
d Lice
nses
0.00
0.00
0.00
0.00
0.00
0.00
500.0
00.0
00.0
00.0
025
0.00
0.00
750.0
011
.900.0
141
66-0
00Ca
ble T
elevis
ion0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
041
74-0
00Te
lepho
ne88
0.00
880.0
088
0.00
880.0
088
0.00
880.0
088
0.00
880.0
088
0.00
880.0
088
0.00
880.0
010
,560.0
016
7.62
0.11
4184
-000
Furn
iture
/Equ
ipmen
t Ren
tal0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
041
92-0
00Le
gal-E
victio
ns0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
041
96-0
00Cr
edit/E
victio
n/Coll
ectio
n Fee
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
4210
-000
Acco
untin
g Ser
vice
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
4211
-000
Audit
Exp
ense
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
4212
-000
Othe
r Pro
fessio
nal S
ervic
es0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
042
32-0
00Eq
uipme
nt - L
ease
/Ren
tal0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
042
34-0
00Eq
uipme
nt - R
epair
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
4246
-000
ed F
orms
/Cop
ies0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
042
48-0
00Ot
her S
uppli
es0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
042
50-0
00Of
fice S
uppli
es50
.0050
.0050
.0050
.0050
.0050
.0050
.0050
.0050
.0050
.0050
.0050
.0060
0.00
9.52
0.01
4252
-000
Over
night
75.00
75.00
75.00
75.00
75.00
75.00
75.00
75.00
75.00
75.00
75.00
75.00
900.0
014
.290.0
142
56-0
00Po
stage
45.00
45.00
45.00
45.00
45.00
45.00
45.00
45.00
45.00
45.00
45.00
45.00
540.0
08.5
70.0
142
62-0
00An
swer
ing S
ervic
e54
.0054
.0054
.0054
.0054
.0054
.0054
.0054
.0054
.0054
.0054
.0054
.0064
8.00
10.29
0.01
4264
-000
Comp
uter S
oftwa
re/M
odem
2,880
.0065
.0065
.0065
.0065
.0065
.0065
.0065
.0065
.0065
.0065
.0065
.003,5
95.00
57.06
0.04
4267
-000
Page
rs0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
042
70-0
00Co
pier e
xpen
se75
.0075
.0075
.0075
.0075
.0075
.0075
.0075
.0075
.0075
.0075
.0075
.0090
0.00
14.29
0.01
4278
-000
Stor
age E
xpen
se0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
042
80-0
00Tr
avel
Reim
burse
ment
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
4290
-000
Misc
. Adm
inistr
ative
Exp
ense
25.00
25.00
25.00
25.00
25.00
25.00
25.00
25.00
25.00
25.00
25.00
25.00
300.0
04.7
60.0
0
4295
-000
TOT
AL A
DMIN
ISTR
ATIV
E EX
PENS
ES4,2
40.09
1,875
.091,4
25.09
1,425
.091,4
25.09
1,425
.091,9
25.09
1,425
.091,4
25.09
1,425
.091,6
75.09
1,425
.0921
,116.0
833
5.18
0.22
MANA
GEME
NT / A
SSET
FEE
4223
-000
Mana
geme
nt Fe
e2,2
00.00
2,200
.002,2
00.00
2,200
.002,2
00.00
2,200
.002,2
00.00
2,200
.002,2
00.00
2,200
.002,2
00.00
2,200
.0026
,400.0
041
9.05
0.27
4224
-000
Asse
t Man
agem
ent F
ee0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
0
TOTA
L MAN
AGEM
ENT
/ ASS
ET F
EE2,2
00.0 0
2,200
.002,2
00.00
2,200
.002,2
00.00
2,200
.002,2
00.00
2,200
.002,2
00.00
2,200
.002,2
00.00
2,200
.0026
,400.0
041
9.05
0.27
O P E r at i O n s 7
lEasE-uP Plan with ExPEnditurEs & rEvEnuE continued
Onyx
2010
PROF
ESSI
ONAL
LY P
REPA
RED
BYPI
NNAC
LE A
MERI
CAN
MANG
EMEN
T SE
RVIC
ES W
EST,
LLC
Prep
ared
by: H
eidi W
ester
hoff /
Kati
e Raff
inello
7/28
/1 0
1%2
34
56
78
910
1112
TOTA
LSPE
R UN
ITPE
R SQ
FT
PHYS
ICAL
OCC
UPAN
CY P
ERCE
NTAG
E36
%46
%56
%64
%72
%82
%90
%95
%95
%95
%95
%95
%63
9735
4---
------
------
------
------
------
------
------
------
------
------
------
------
----
------
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------
------
-----
------
------
------
--
4300
-000
MARK
ETIN
G AN
D RE
TENT
ION
4304
-000
Apar
tmen
t Guid
e0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
043
10-0
00Fo
r Ren
t 66
5.00
1,010
.001,0
10.00
1,010
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10.00
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1,010
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10.00
1,010
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10.00
1,010
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018
6.90
0.12
4311
-000
Inter
net/O
n-Lin
e Adv
ertis
ing25
0.00
250.0
025
0.00
250.0
025
0.00
250.0
025
0.00
250.0
025
0.00
250.0
025
0.00
250.0
03,0
00.00
47.62
0.03
4312
-000
News
pape
r0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
043
15-0
00Ad
vertis
ing/P
romo
tion
75.00
75.00
75.00
75.00
75.00
75.00
75.00
75.00
75.00
75.00
75.00
75.00
900.0
014
.290.0
143
18-0
00Si
gn an
d Ban
ners/
Flags
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
4334
-000
Resid
ent A
ctivit
y/Hos
pitali
ty65
.0065
.0065
.0065
.0065
.0065
.0065
.0065
.0065
.0065
.0065
.0065
.0078
0.00
12.38
0.01
4338
-000
Prom
otion
/ New
slette
rs75
0.00
750.0
00.0
00.0
035
0.00
0.00
0.00
0.00
0.00
0.00
0.00
60.00
1,910
.0030
.320.0
243
55-0
00Mo
del E
xpen
se0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
043
58-0
00Tr
aining
100.0
010
0.00
100.0
010
0.00
100.0
010
0.00
100.0
010
0.00
100.0
010
0.00
100.0
010
0.00
1,200
.0019
.050.0
143
62-0
00Ap
artm
ent L
ocato
r Fee
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
4366
-000
Refer
ral F
ees
100.0
010
0.00
100.0
010
0.00
100.0
010
0.00
100.0
010
0.00
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010
0.00
100.0
010
0.00
1,200
.0019
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143
82-0
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0.00
1,500
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00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
01,5
00.00
23.81
0.02
4391
-000
Unifo
rms/L
aund
ry0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
043
94-0
00Cr
edit R
epor
t Exp
ense
79.00
79.00
79.00
79.00
79.00
79.00
79.00
79.00
79.00
79.00
79.00
79.00
948.0
015
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143
95-0
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sc. M
arke
ting E
xpen
se50
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.0050
.0050
.0050
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.0050
.0050
.0050
.0050
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.0060
0.00
9.52
0.01
4397
-000
TOTA
L MAR
KETI
NG/R
ETEN
TION
2,134
.003,9
79.00
1,729
.001,7
29.00
2,079
.001,7
29.00
1,729
.001,7
29.00
1,729
.001,7
29.00
1,729
.001,7
89.00
23,81
3.00
377.9
80.2
4
O P E r at i O n s 8
lEasE-uP Plan with ExPEnditurEs & rEvEnuE continued
Onyx
2010
PROF
ESSI
ONAL
LY P
REPA
RED
BYPI
NNAC
LE A
MERI
CAN
MANG
EMEN
T SE
RVIC
ES W
EST,
LLC
Prep
ared
by: H
eidi W
ester
hoff /
Kati
e Raff
inello
7/28
/1 0
1%2
34
56
78
910
1112
TOTA
LSPE
R UN
ITPE
R SQ
FT
PHYS
ICAL
OCC
UPAN
CY P
ERCE
NTAG
E36
%46
%56
%64
%72
%82
%90
%95
%95
%95
%95
%95
%63
9735
4---
------
------
------
------
------
------
------
------
------
------
------
------
----
------
------
------
------
------
------
------
----
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------
------
------
------
------
------
------
------
------
------
-----
------
------
------
--
4400
-000
MAIN
TENA
NCE
AND
REPA
IRS
4431
-000
Repa
irs/M
aint S
uppli
es0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
044
32-0
00Ap
plian
ce S
uppli
es0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
044
34-0
00Cl
eanin
g Sup
plies
250.0
010
0.00
100.0
010
0.00
100.0
010
0.00
100.0
010
0.00
100.0
010
0.00
100.0
010
0.00
1,350
.0021
.430.0
144
35-0
00W
iindo
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d Doo
rs25
.0025
.0025
.0025
.0025
.0025
.0025
.0025
.0025
.0025
.0025
.0025
.0030
0.00
4.76
0.00
4436
-000
Elec
trical
Supp
lies
235.0
023
5.00
235.0
050
.0050
.0050
.0050
.0050
.0050
.0050
.0050
.0050
.001,1
55.00
18.33
0.01
4439
-000
Fire/A
larm
Syste
m0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
01,7
50.00
0.00
0.00
1,750
.0027
.780.0
244
42-0
00Ha
rdwa
re S
uppli
es27
5.00
275.0
027
5.00
275.0
027
5.00
275.0
027
5.00
275.0
027
5.00
275.0
027
5.00
275.0
03,3
00.00
52.38
0.03
4444
-000
HVAC
Sup
plies
50.00
50.00
50.00
50.00
50.00
50.00
50.00
100.0
020
0.00
200.0
030
0.00
300.0
01,4
50.00
23.02
0.01
4446
-000
Lock
s and
Key
s10
0.00
150.0
010
0.00
100.0
010
0.00
100.0
010
0.00
100.0
010
0.00
100.0
010
0.00
100.0
01,2
50.00
19.84
0.01
4448
-000
Paint
Sup
plies
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
4452
-000
Pest
Contr
ol0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
044
54-0
00Pl
umbin
g Sup
plies
125.0
012
5.00
125.0
012
5.00
125.0
012
5.00
125.0
012
5.00
125.0
012
5.00
125.0
012
5.00
1,500
.0023
.810.0
244
69-0
00Co
unter
top0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
0
Elev
ator c
ontra
ct75
0.00
750.0
075
0.00
750.0
075
0.00
750.0
075
0.00
750.0
075
0.00
750.0
075
0.00
750.0
09,0
00.00
142.8
60.0
944
72-0
00Ap
plian
ce R
epair
s0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
044
75-0
00Oc
cupie
d Car
pet C
leanin
g0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
044
84-0
00El
ectric
al Re
pairs
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
4488
-000
HVAC
Rep
airs
75.00
200.0
020
0.00
200.0
020
0.00
200.0
050
0.00
500.0
050
0.00
500.0
050
0.00
200.0
03,7
75.00
59.92
0.04
4490
-000
Misc
ellan
eous
Rep
airs
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
4494
-000
Pest
Contr
ol se
rvice
225.0
022
5.00
225.0
022
5.00
225.0
022
5.00
225.0
022
5.00
225.0
022
5.00
225.0
022
5.00
2,700
.0042
.860.0
344
96-0
00Pl
umbin
g Ser
vice
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
4503
-000
Resid
ent R
etenti
on0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
045
52-0
00Gr
ound
s - C
ontra
ct0.0
00.0
050
0.00
0.00
0.00
500.0
00.0
00.0
050
0.00
0.00
0.00
500.0
02,0
00.00
31.75
0.02
4560
-000
Grou
nds -
Sup
plies
125.0
012
5.00
125.0
012
5.00
50.00
50.00
50.00
50.00
50.00
50.00
50.00
50.00
900.0
014
.290.0
145
72-0
00Po
ol an
d Pati
o Sup
plies
150.0
015
0.00
150.0
015
0.00
150.0
015
0.00
150.0
015
0.00
150.0
015
0.00
150.0
015
0.00
1,800
.0028
.570.0
245
76-0
00Po
ol Ma
inten
ance
and R
epair
s0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
045
78-0
00Po
ol Op
erati
ng C
ontra
ct0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
046
22-0
00Se
curity
- Co
ntrac
t Ser
vice
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
4632
-000
Alar
m Mo
nitor
ing12
5.00
125.0
012
5.00
125.0
012
5.00
125.0
012
5.00
125.0
012
5.00
125.0
012
5.00
125.0
01,5
00.00
23.81
0.02
4695
-000
TOT
AL M
AINT
ENAN
CE &
REP
AIR
2,510
.002,5
35.00
2,985
.002,3
00.00
2,225
.002,7
25.00
2,525
.002,5
75.00
3,175
.004,4
25.00
2,775
.002,9
75.00
33,73
0.00
535.4
00.3
5
4700
-000
TUR
NOVE
R EX
PENS
ES47
01-0
00Bl
ind R
eplac
emen
t0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
047
02-0
00Ca
rpet
Clea
ning
1,000
.001,0
00.00
1,000
.0020
0.00
200.0
020
0.00
200.0
020
0.00
200.0
020
0.00
200.0
020
0.00
4,800
.0076
.190.0
547
13-0
00Co
ntrac
t Clea
ning
1,500
.001,5
00.00
1,500
.0030
0.00
300.0
030
0.00
300.0
030
0.00
300.0
030
0.00
300.0
030
0.00
7,200
.0011
4.29
0.07
4724
-500
Paint
ing/T
urn S
uppli
es35
0.00
350.0
035
0.00
350.0
035
0.00
350.0
035
0.00
350.0
035
0.00
350.0
035
0.00
350.0
04,2
00.00
66.67
0.04
4724
-000
Pain
ting-
Tur
nove
r/Con
tract
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
4795
-000
TOTA
L TUR
NOVE
R EX
PENS
ES2,8
50.00
2,850
.002,8
50.00
850.0
085
0.00
850.0
085
0.00
850.0
085
0.00
850.0
085
0.00
850.0
016
,200.0
025
7.14
0.17
O P E r at i O n s 9
lEasE-uP Plan with ExPEnditurEs & rEvEnuE continued
Onyx
2010
PROF
ESSI
ONAL
LY P
REPA
RED
BYPI
NNAC
LE A
MERI
CAN
MANG
EMEN
T SE
RVIC
ES W
EST,
LLC
Prep
ared
by: H
eidi W
ester
hoff /
Kati
e Raff
inello
7/28
/1 0
1%2
34
56
78
910
1112
TOTA
LSPE
R UN
ITPE
R SQ
FT
PHYS
ICAL
OCC
UPAN
CY P
ERCE
NTAG
E36
%46
%56
%64
%72
%82
%90
%95
%95
%95
%95
%95
%63
9735
4---
------
------
------
------
------
------
------
------
------
------
------
------
----
------
------
------
------
------
------
------
----
------
------
------
------
----
------
------
------
----
------
------
------
------
----
------
------
------
----
------
------
------
------
----
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
-----
------
------
------
--
4800
-00 0
UTI
LITIE
S48
02-0
00El
ectric
ity -
Comm
on A
rea
1,700
.002,1
50.00
2,150
.002,4
50.00
2,250
.001,8
50.00
1,850
.001,8
50.00
1,850
.001,8
50.00
1,850
.001,8
50.00
23,65
0.00
375.4
00.2
448
04-0
00El
ectric
ity -
Vaca
nt Un
its20
0.00
200.0
020
0.00
100.0
010
0.00
100.0
010
0.00
100.0
010
0.00
100.0
010
0.00
100.0
01,5
00.00
23.81
0.02
4812
-000
Gas -
Com
mon A
rea
1,650
.001,6
50.00
1,650
.001,6
50.00
1,650
.001,6
50.00
1,650
.001,6
50.00
1,650
.001,6
50.00
1,650
.001,6
50.00
19,80
0.00
314.2
90.2
048
14-0
00Ga
s - P
ool/S
pa0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
048
17-0
00Ga
s - V
acan
t Unit
s0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
048
20-0
00Se
wer
1,050
.001,0
50.00
1,050
.001,0
50.00
1,050
.001,0
50.00
1,050
.001,0
50.00
1,050
.001,0
50.00
1,050
.001,0
50.00
12,60
0.00
200.0
00.1
348
44-0
00W
aste
Remo
val
550.0
055
0.00
550.0
055
0.00
550.0
055
0.00
550.0
055
0.00
550.0
055
0.00
550.0
055
0.00
6,600
.0010
4.76
0.07
4852
-000
Wate
r65
0.00
650.0
065
0.00
700.0
075
0.00
850.0
085
0.00
850.0
085
0.00
850.0
085
0.00
850.0
09,3
50.00
148.4
10.1
0
4895
-000
TOT
AL U
TILIT
IES
5,800
.006,2
50.00
6,250
.006,5
00.00
6,350
.006,0
50.00
6,050
.006,0
50.00
6,050
.006,0
50.00
6,050
.006,0
50.00
73,50
0.00
1,166
.670.7
5
5000
-000
TAXE
S &
INSU
RANC
E50
04-1
00Ins
uran
ce -
Liabil
ity78
8.00
788.0
078
8.00
788.0
078
8.00
788.0
078
8.00
788.0
078
8.00
788.0
078
8.00
788.0
09,4
56.00
150.1
00.1
050
06-0
00Pr
oper
ty Ta
xes
5,250
.005,2
50.00
5,250
.005,2
50.00
5,250
.005,2
50.00
5,250
.005,2
50.00
5,250
.005,2
50.00
5,250
.005,2
50.00
63,00
0.00
1,000
.000.6
550
18-0
00Pe
rsona
l Pro
perty
Tax
es0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
075
0.00
0.00
750.0
011
.900.0
150
23-0
00Ta
xes -
Othe
r0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
0
5199
-100
0TO
TAL T
AXES
& IN
SURA
NCE
6,038
.006,0
38.00
6,038
.006,0
38.00
6,038
.006,0
38.00
6,038
.006,0
38.00
6,038
.006,0
38.00
6,788
.006,0
38.00
73,20
6.00
1,162
.000.7
5
5350
-000
TOTA
L OPE
RATI
NG E
XPEN
SES
33,10
7.53
33,06
2.53
30,81
2.53
28,37
7.53
28,50
2.53
28,35
2.53
28,65
2.53
28,20
2.53
28,80
2.53
30,05
2.53
29,40
2.53
28,66
2.53
355,9
90.39
5,650
.643.6
6
5400
-000
NET
OPER
ATIN
G IN
COME
-2,98
8.53
1,001
.3411
,403.8
421
,610.8
427
,607.8
435
,910.3
442
,032.3
446
,558.5
945
,958.5
944
,708.5
945
,358.5
946
,098.5
936
5,260
.995,7
97.79
3.75
6511
-000
REPL
ACEM
ENT
RESE
RVES
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
6503
-000
Princ
ipal- R
educ
tion
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
6504
-000
TOTA
L DEB
T SE
RVIC
E0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
0
4895
-000
TOT
AL D
EBT
SERV
ICE
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
7100
-000
OTHE
R MI
SCEL
LANE
OUS
EXPE
NSES
7216
-000
Repla
ceme
nt Re
serve
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
7220
-000
Repla
ceme
nt-Re
ques
ted Le
nder
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
TOTA
L OTH
ER/M
ISCE
LLAN
EOUS
EXP
ENSE
S0.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
00.0
0
7500
-000
NET
CASH
FLO
W B
EFOR
E CA
PITA
L EXP
ENSE
S-2
,988.5
31,0
01.34
11,40
3.84
21,61
0.84
27,60
7.84
35,91
0.34
42,03
2.34
46,55
8.59
45,95
8.59
44,70
8.59
45,35
8.59
46,09
8.59
365,2
60.99
5,797
.793.7
5
O P E r at i O n s 1 0
lEasE-uP Plan with ExPEnditurEs & rEvEnuE continued
Onyx
2010
PROF
ESSI
ONAL
LY P
REPA
RED
BYPI
NNAC
LE A
MERI
CAN
MANG
EMEN
T SE
RVIC
ES W
EST,
LLC
Prep
ared
by: H
eidi W
ester
hoff /
Kati
e Raff
inello
7/28
/1 0
1%2
34
56
78
910
1112
TOTA
LSPE
R UN
ITPE
R SQ
FT
PHYS
ICAL
OCC
UPAN
CY P
ERCE
NTAG
E36
%46
%56
%64
%72
%82
%90
%95
%95
%95
%95
%95
%63
9735
4---
------
------
------
------
------
------
------
------
------
------
------
------
----
------
------
------
------
------
------
------
----
------
------
------
------
----
------
------
------
----
------
------
------
------
----
------
------
------
----
------
------
------
------
----
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
------
-----
------
------
------
--
8000
-000
CAPI
TAL E
XPEN
DITU
RES
8010
-000
Appli
ance
Rep
lacem
ent
350.0
035
0.00
350.0
035
0.00
350.0
035
0.00
350.0
035
0.00
350.0
035
0.00
350.0
035
0.00
4,200
.0066
.670.0
480
10-1
75Ap
plian
ce -
Disp
osal
50.00
50.00
50.00
50.00
50.00
50.00
50.00
50.00
50.00
50.00
50.00
50.00
600.0
09.5
20.0
180
25-0
00Bi
ke R
acks
/ Par
k Ben
ches
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
8090
-000
Carp
et Re
place
ment
750.0
075
0.00
750.0
075
0.00
750.0
075
0.00
750.0
075
0.00
750.0
075
0.00
750.0
075
0.00
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O P E r at i O n s 1 1
PrOPErty highlights & amEnitiEs
aDDRess
PaRCel numbeR
net site aCRes
net DeVeloPment Density
ConstRuCtion yeaR
numbeR oF builDings
total units
Rentable squaRe Feet
aVeRage unit size
ConDo maPPeD
PaRking
loCateD in FlooD zone
COmmOn arEa/ExtEriOr amEnitiEs
intEriOr amEnitiEs
5150 Duke Ellington Way, Las Vegas, Nevada 89119
162-28-111-001 through 162-28-111-063
1.61
39 units/acre
2008
1
63
77,646
1,233 sq. ft.
Yes
Gated parking garage with approximately 144 parking spaces
The subject property is not located within the 100-year flood zone
• Controlled access• 24 hour fitness center• Swimming pool & spa with cabanas and lounge chairs• Community clubhouse with full kitchen & wine cooler refrigerator• Balconies with views of the Las Vegas Strip & numerous Casinos• Walking distance to MGM, Mandalay, Excalibur, & more• Climate controlled interior hallways
• Travertine tile in entry, kitchen, living room and bathrooms• Upgraded carpet in bedrooms, closets and hall ways (per plan)• Gas forced air heating and electric central air conditioning• Tankless hot water heater system• Smoke detector (per code)• Walk-in closets (per plan)• Decorator coordinated light fixtures• 10 foot ceilings with recessed lighting (per plan)• Decorative door hardware• Designer European cherry cabinetry• Expansive dual pane, energy rated Low E windows• Granite countertops• Stainless steel appliances
P r O P E r t y s u m m a r y 1 2
PrOPErty highlights & amEnitiEs continued
nEarby sChOOls• Gene Ward Elementary School - Adequate• Helen C. Cannon Junior High School - Need Improvement• Del Sol High School - Need Improvement
P r O P E r t y s u m m a r y 1 3
las vEgas vallEy maP
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P r O P E r t y s u m m a r y 1 7
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P r O P E r t y s u m m a r y 1 8
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P r O P E r t y s u m m a r y 1 9
ExtEriOr PhOtOgraPhs
P r O P E r t y s u m m a r y 2 0
samPlE flOOr Plans
KITCHEN
DININGROOM
LIVINGROOM
BEDROOM
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P r O P E r t y s u m m a r y 2 1
samPlE flOOr Plans continued
CONDO B2 BEDROOMS
KITCHEN
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BATH
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P r O P E r t y s u m m a r y 2 2
samPlE flOOr Plans continued
CONDO C2 BEDROOMS
BATH
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MASTERBATHROOM
KITCHEN
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MASTERBEDROOM
BEDROOM 2
P r O P E r t y s u m m a r y 2 3
samPlE flOOr Plans continued
KITCHEN
DININGROOMLIVING
ROOM
MASTERBATHROOM
MASTERBEDROOM
BATHROOM
BEDROOM 2 BONUSROOM
CONDO D2 BEDROOMS + Bonus Room
P r O P E r t y s u m m a r y 2 4
1, 3, & 5 milE radius dEmOgraPhiCs
2009 Estimated Population 4,666 111,242 352,5632014 Projected Population 6,003 125,915 391,0762000 Census Population 5,788 110,782 325,7631990 Census Population 6,498 87,632 248,691Historical Annual Growth 1990 to 2009 -1.5% 1.4% 2.2%Projected Annual Growth 2014 to 2009 5.7% 2.6% 2.2%
2009 Est. Households 2,504 49,254 142,1552014 Proj. Households 2,873 53,798 152,4082000 Census Households 2,958 50,079 135,6591990 Census Households 3,617 44,391 110,625Historical Annual Growth 1990 to 2009 -1.6% 0.6% 1.5%Projected Annual Growth 2014 to 2009 2.9% 1.8% 1.4%
2009 Est. Population 0 to 9 Years 9.7% 12.8% 12.5%2009 Est. Population 10 to 19 Years 8.4% 11.2% 12.4%2009 Est. Population 20 to 29 Years 14.1% 17.7% 14.2%2009 Est. Population 30 to 44 Years 26.3% 23.0% 22.0%2009 Est. Population 45 to 59 Years 25.0% 18.5% 20.4%2009 Est. Population 60 to 74 Years 11.9% 11.1% 12.4%2009 Est. Population 75 Years Plus 4.6% 5.7% 6.1%2009 Est. Median Age 39.4 34.5 36.9
2009 Est. Male Population 59.2% 53.8% 51.8%2009 Est. Female Population 40.8% 46.2% 48.2%
2009 Est. Never Married 39.0% 34.5% 28.6%2009 Est. Now Married 26.7% 34.7% 42.7%2009 Est. Separated or Divorced 28.8% 25.2% 22.3%2009 Est. Widowed 5.5% 5.7% 6.4%
2009 Est. HH Income $200,000 or More 1.2% 1.5% 3.3%2009 Est. HH Income $150,000 to $199,999 1.2% 1.4% 3.0%2009 Est. HH Income $100,000 to $149,999 4.1% 5.9% 10.5%2009 Est. HH Income $75,000 to $99,999 6.9% 8.1% 11.2%2009 Est. HH Income $50,000 to $74,999 14.3% 18.5% 19.6%2009 Est. HH Income $35,000 to $49,999 17.2% 19.1% 16.5%2009 Est. HH Income $25,000 to $34,999 20.4% 15.8% 12.1%2009 Est. HH Income $15,000 to $24,999 15.2% 14.6% 11.8%2009 Est. HH Income $0 to $14,999 19.5% 15.3% 11.9%2009 Est. Average Household Income $38,161 $46,148 $60,9722009 Est. Median HH Income $32,481 $39,605 $51,3462009 Est. Per Capita Income $20,494 $20,583 $24,953
2009 Est. Number of Businesses 757 13,695 31,4152009 Est. Total Number of Employees 54,310 344,259 538,015
POPU
LATI
ON
FULL PROFILE1990 - 2000 Census, 2009 Estimates with 2014 ProjectionsCalculated using Proportional Block Groups
Lat/Lon: 36.09815/-115.1663
5150 Duke Ellington Way1 Mile 3 Miles 5 Miles
las vegas, NV
Thi
s re
port
was
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duce
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data
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and
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rnm
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ourc
es d
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©2010, Sites USA, Chandler, Arizona, 480-491-1112 page 1 of 3 Demographic Source: Applied Geographic Solutions 7/2009, TIGER Geography
P r O P E r t y s u m m a r y 2 5
1, 3, & 5 milE radius dEmOgraPhiCs continued
2009 Est. White Population 68.3% 63.5% 69.5%2009 Est. Black Population 9.8% 10.0% 7.7%2009 Est. Asian & Pacific Islander 9.0% 10.5% 9.1%2009 Est. American Indian & Alaska Native 1.1% 1.0% 1.0%2009 Est. Other Races Population 11.8% 15.1% 12.7%
2009 Est. Hispanic Population 1,434 44,972 119,3582009 Est. Hispanic Population Percent 30.7% 40.4% 33.9%2014 Proj. Hispanic Population Percent 37.8% 43.5% 37.2%2000 Hispanic Population Percent
2009 Est. Adult Population (25 Years or Older) 3,516 74,577 239,6762009 Est. Elementary (0 to 8) 10.0% 10.9% 9.1%2009 Est. Some High School (9 to 11) 12.8% 12.2% 11.0%2009 Est. High School Graduate (12) 39.2% 33.4% 32.1%2009 Est. Some College (13 to 16) 16.2% 18.9% 20.4%2009 Est. Associate Degree Only 6.8% 6.1% 6.5%2009 Est. Bachelor Degree Only 10.8% 12.3% 13.5%2009 Est. Graduate Degree 4.2% 6.1% 7.3%
2009 Est. Total Housing Units 3,320 60,108 168,3252009 Est. Owner Occupied Percent 11.8% 14.9% 31.8%2009 Est. Renter Occupied Percent 63.6% 67.0% 52.7%2009 Est. Vacant Housing Percent 24.6% 18.1% 15.5%
2000 Homes Built 1999 to 2000 0.5% 1.5% 1.7%2000 Homes Built 1995 to 1998 1.2% 6.3% 9.9%2000 Homes Built 1990 to 1994 6.7% 11.7% 13.4%2000 Homes Built 1980 to 1989 30.4% 28.0% 24.9%2000 Homes Built 1970 to 1979 37.4% 33.1% 29.3%2000 Homes Built 1960 to 1969 17.0% 13.8% 13.1%2000 Homes Built 1950 to 1959 5.6% 4.3% 5.6%2000 Homes Built Before 1949 1.1% 1.2% 2.1%
2000 Home Value $1,000,000 or More - 0.4% 0.5%2000 Home Value $500,000 to $999,999 - 0.6% 1.2%2000 Home Value $400,000 to $499,999 0.6% 0.6% 1.1%2000 Home Value $300,000 to $399,999 2.5% 2.7% 3.0%2000 Home Value $200,000 to $299,999 8.7% 10.1% 10.4%2000 Home Value $150,000 to $199,999 3.6% 16.5% 19.7%2000 Home Value $100,000 to $149,999 36.5% 42.2% 46.7%2000 Home Value $50,000 to $99,999 46.6% 25.8% 16.8%2000 Home Value $25,000 to $49,999 1.4% 0.7% 0.3%2000 Home Value $0 to $24,999 - 0.3% 0.2%2000 Median Home Value $113,581 $137,620 $148,2302000 Median Rent $573 $604 $653
FULL PROFILE1990 - 2000 Census, 2009 Estimates with 2014 ProjectionsCalculated using Proportional Block Groups
5 Mileslas vegas, NV
RA
CE
HIS
PAN
ICED
UC
ATI
ON
(Adu
lts 2
5 or
Old
er)
HO
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HO
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BY
YEA
RH
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ate
and
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rnm
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ble.
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info
rmat
ion
here
in is
pro
vide
d w
ithou
t rep
rese
ntat
ion
or w
arra
nty.
Lat/Lon: 36.09815/-115.1663
5150 Duke Ellington Way1 Mile 3 Miles
©2010, Sites USA, Chandler, Arizona, 480-491-1112 page 2 of 3 Demographic Source: Applied Geographic Solutions 7/2009, TIGER Geography
P r O P E r t y s u m m a r y 2 6
1, 3, & 5 milE radius dEmOgraPhiCs continued
2009 Est. Labor: Population Age 16+ 3,988 90,495 283,3992009 Est. Civilian Employed 59.7% 60.5% 60.1%2009 Est. Civilian Unemployed 13.4% 9.2% 7.7%2009 Est. in Armed Forces 0.1% 0.2% 0.2%2009 Est. not in Labor Force 26.8% 30.1% 31.9%2009 Labor Force: Males 60.8% 54.5% 52.1%2009 Labor Force: Females 39.2% 45.5% 47.9%
2000 Occupation: Population Age 16+ 2,998 55,778 160,5092000 Mgmt, Business, & Financial Operations 7.4% 7.1% 9.7%2000 Professional & Related 6.4% 9.1% 11.7%2000 Service 42.3% 37.2% 31.6%2000 Sales and Office 21.1% 25.7% 27.5%2000 Farming, Fishing, and Forestry - 0.1% 0.1%2000 Construction, Extraction, & Maintenance 12.7% 10.0% 9.6%2000 Production, Transport, & Material Moving 10.1% 10.9% 9.8%2000 Percent White Collar Workers 34.9% 41.9% 48.9%2000 Percent Blue Collar Workers 65.1% 58.1% 51.1%
2000 Drive to Work Alone 48.7% 59.4% 69.2%2000 Drive to Work in Carpool 20.2% 16.4% 14.9%2000 Travel to Work by Public Transportation 11.0% 11.8% 7.5%2000 Drive to Work on Motorcycle 0.8% 0.4% 0.3%2000 Walk or Bicycle to Work 16.9% 9.4% 5.3%2000 Other Means 1.2% 0.9% 0.7%2000 Work at Home 1.2% 1.8% 2.1%
2000 Travel to Work in 14 Minutes or Less 40.3% 31.3% 28.9%2000 Travel to Work in 15 to 29 Minutes 38.8% 43.7% 48.4%2000 Travel to Work in 30 to 59 Minutes 16.6% 19.3% 18.1%2000 Travel to Work in 60 Minutes or More 4.3% 5.7% 4.6%2000 Average Travel Time to Work 18.7 21.3 20.7
2009 Est. Total Household Expenditure $92.1 M $2.04 B $7.05 B2009 Est. Apparel $4.39 M $97.5 M $338 M2009 Est. Contributions & Gifts $5.40 M $120 M $443 M2009 Est. Education & Reading $2.40 M $53.0 M $193 M2009 Est. Entertainment $5.02 M $112 M $392 M2009 Est. Food, Beverages & Tobacco $15.3 M $336 M $1.13 B2009 Est. Furnishings & Equipment $3.80 M $85.5 M $307 M2009 Est. Health Care & Insurance $6.97 M $151 M $508 M2009 Est. Household Operations & Shelter & Utilities $27.6 M $609 M $2.11 B2009 Est. Miscellaneous Expenses $1.64 M $35.6 M $119 M2009 Est. Personal Care $1.36 M $30.0 M $103 M2009 Est. Transportation $18.2 M $407 M $1.41 B
FULL PROFILE1990 - 2000 Census, 2009 Estimates with 2014 Projections
Lat/Lon: 36.09815/-115.1663
5150 Duke Ellington Way1 Mile 3 Miles 5 Miles
las vegas, NV
TRA
VEL
TIM
EC
ON
SUM
ER E
XPEN
DIT
UR
E
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port
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ing
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ate
and
gove
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info
rmat
ion
here
in is
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nty.
LAB
OR
FO
RC
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CC
UPA
TIO
NTR
AN
SPO
RTA
TIO
NTO
WO
RK
Calculated using Proportional Block Groups
©2010, Sites USA, Chandler, Arizona, 480-491-1112 page 3 of 3 Demographic Source: Applied Geographic Solutions 7/2009, TIGER Geography
P r O P E r t y s u m m a r y 2 7
businEss summary rEPOrt
5150 Duke Ellington Way
las vegas, NV
Total Businesses / Total Employees
Retail TradeHome Improvement Stores 4 / 49 187 / 2,647 311 / 3,915General Merchandise Stores 7 / 286 90 / 3,957 166 / 6,609Food Stores 15 / 137 236 / 2,774 541 / 7,260Auto Dealers & Gas Stations 11 / 92 178 / 1,268 448 / 6,907Apparel & Accessory Stores 69 / 715 556 / 7,089 874 / 9,054Furniture & Home Furnishings 8 / 72 334 / 3,275 737 / 6,285Eating & Drinking Places 172 / 6,363 1,046 / 43,877 1,892 / 56,328Miscellaneous Retail Stores 102 / 798 886 / 7,081 1,823 / 14,204
Finance - Insurance - Real EstateBanks, Savings & Lending Institutions 9 / 72 956 / 6,185 2,019 / 16,337Insurance Carriers & Agencies 1 / 7 179 / 946 705 / 3,699Real Estate - Trust - Holding Companies 20 / 307 618 / 6,138 1,590 / 13,691
ServicesHotels & Lodging 27 / 20,238 149 / 76,532 226 / 84,198Personal Services 56 / 3,030 1,123 / 11,160 2,604 / 19,178Professional Services 12 / 97 692 / 9,446 1,797 / 18,099Business Services 27 / 263 1,060 / 15,856 2,423 / 27,994Motion Picture & Amusement 47 / 18,479 540 / 61,352 984 / 66,073Health Services 21 / 161 615 / 7,904 2,619 / 33,923Legal Services 1 / 4 240 / 1,666 1,165 / 6,600Education Services - / 3 37 / 2,144 147 / 7,587Social Services 2 / 100 105 / 1,262 452 / 5,448Other Services 6 / 34 139 / 1,129 482 / 3,232
Agriculture
Mining
Construction
Manufacturing
Transportation, Communications & Utilities
Wholesale Trade
Government
Nonclassifiable
Lat/Lon: 36.09815/-115.1663
BUSINESS SUMMARY PROFILE1990 - 2000 Census, 2009 Estimates with 2014 ProjectionsCalculated using Proportional Block Groups
1 Mile 3 Miles 5 Miles
757/54,310 13,695/344,259 31,415/538,015
387/8,513 3,513/71,968 6,792/110,561
30/385 1,753/13,269 4,315/33,727
199/42,409 4,699/188,451 12,900/272,333
1/51 98/2,642 289/4,360
-/2 13/94 30/263
30/695 998/22,183 1,823/33,024
10/167 494/8,673 877/16,556
33/1,566 535/20,238 1,063/35,036
37/151 610/2,462 1,320/4,445
Thi
s re
port
was
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d us
ing
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from
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ate
and
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rnm
ent s
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es d
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rmat
ion
here
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pro
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d w
ithou
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rese
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ion
or w
arra
nty.
25/308 866/12,050 1,575/19,960
3/59 65/1,684 278/6,632
©2010, Sites USA, Chandler, Arizona, 480-491-1112 page 1 of 1 Demographic Source: Applied Geographic Solutions 7/2009, TIGER Geography
P r O P E r t y s u m m a r y 2 8
las vEgas markEt OvErviEw
8 | Las Vegas © 2009 Grubb & Ellis Company
Las VegasMulti Housing
For the past two years, apartment transactions in Las Vegas have slowed almost to a halt. The average net operating income of apartments has steadily dropped. Average rental rates per unit have declined 20 to 30 percent and concessions are commonly between 6 and 8 percent of the scheduled gross income. Vacancy towards the end of 2009 averaged between 10 percent in Class A apartments to over 20 percent in Class C apartments. As these trends became common, more owners were unable to meet their current debt service demands.
Newly decreased net operating incomes have frequently made property values worth less than their underlying debt. This has been especially prevalent among those properties purchased since 2006. When an owner/borrower no longer has any equity in the property, is incapable of servicing the debt, or is incapable of refinancing, the prop-erty becomes a troubled asset and is appointed into receivership or foreclosed upon. In the last half of 2009, lenders typically foreclosed on properties and put them back on the market for sale with their original financing in place as an assumable loan.
As lenders take back more properties, there will be tremendous opportunities in the year ahead. Cap rate analysis is a
common approach used for determining the value of an apartment property. In recent years, a building would sell at a low cap rate due to the expectation of future rent growth or condo conversion. In 2009, that same analysis resulted in a potential purchase price so low that investors often would ignore the cap rate and chose to buy on a “per pound” basis, which is more reflective of the actual replacement cost of the project. It is likely that many buyers will continue to value buildings using the price per unit, rather than the assumed cap rate, as it has become a more realistic means of determining value given the current market conditions.
The main challenge in 2010 will be obtaining financing. Since Nevada has so many foreclosures, the highest in the nation, obtaining a FNMA or Freddie Mac loan is more difficult. In the third quarter of 2009, most underwriters requested three months of stable occu-pancy of at least 90 percent. Typically, the deals that have been getting done have had some form of lender provided financing. Consequently, it has become more sensible to modify and assume an existing loan than shop around for a new one. Creative negotiations between potential buyers and existing lenders will be necessary for a substantial amount of transactions to close in the year ahead.
as lenders take back more apartment buildings, there will be tremendous opportunities in the year ahead.
Average Sales Price Per Unit*Year-End (In Thousands)
*Over 50 Units
Source: Real Capital Analytics, Grubb & Ellis|Las Vegas
$0
$40
$80
$120
'10F'09P'07'05'03'01
Key Investment Transactions2009 Sale Price Buyer Seller Property Name Units (millions)Leo Zuckerman RW Selby Summerlin Entrada 352 $15.6Goodrich Capital Sunvest Communities Pinehurst 193 $12.3Undisclosed Undisclosed Desert Sky 170 $17.5BPL Management Philip Donia Wood Creek Villas 75 $7.5Source: Pierce-Eislen, Inc.
t h E m a r k E t 2 9
The leisure and hospitality industries account for approximately 30% of the employment in the Las Vegas Valley. As reported by the Nevada Department of Employment, Training & Rehabilitation’s June 2010 press release, leisure & hospitality jobs have only decreased by 1.5% compared to the prior year. Despite that fact, the majority of the com-ponent of the CityCenter project have been completed adding thousands of jobs in an attempt to offset the 14% unemployment rate. Upon completion of the Cosmopolitan hotel in December, there will be an additional 5,000 new job openings.
While there remains much doom and gloom regarding the Las Vegas economy, the April issue of the Applied Analy-sis Gaming Index reports gaming operators and equipment manufacturers had published an increased investor demand and stock valuation as first quarter earnings reports are released and reports of easing national economic concerns. Although gaming revenue is down from a peak of $1 billion, revenue has stabilized at $850 million/month.
According to monthly tourism indicator published by Las Vegas Convention and Visitors Authority, tourism levels remain on a steady, but slight, increase in 2010. Las Vegas hosted more than 3.1 million visitors in June, an increase of 4.3% compared to last year. Monthly visitor volume has surpassed or matched prior year levels since September 2009.
As demonstrated by the current economic situation, there is a need to diversify the state’s economic base & reduce the dependence upon revenue from sales tax & gaming. The Nevada Commission on Economic Development has been working relentlessly to attract many new businesses, both traditional and green, to the area. These efforts will bring big business and employees to the Las Vegas Valley, thus increasing the population and demand for housing. According to REIS, the population should continue growing and is projected to increase by 1.8% in 2011.
At the mid-year point, evidence of a recovery in the investment markets is visible. Nationally, sales volume continues to increase as well as broad improvements in prices while cap rates are beginning to fall across all property types. Unfortunately, markets throughout the West have only seen modest gains in both volume and price appreciation. As investor concerns of a double dip recession fade, significant commercial property sales climbed to $9.7 billion in June; this is the highest recorded level since September 2008. The total sales volume for the second quarter reached $20.6 billion, an increase of 32% from the first quarter and an 86% increase from levels a year ago. Although the number of transactions when reviewed on a year-over-year increase just totaled 6%, the increase in deal size is a strong indicator of a stronger marketplace.
Such is the case locally, as recent market trends and transactions demonstrate. Investors believe the market has bottomed out and are becoming much more active. Generally, the local market is gaining momentum especially in the B+ or better market segment. Last year, a total of 7 apartments closed; this year it is expected that number will be somewhere near 20.
In December of 2009, we sold two A-grade apartment units; Tierra Ridge for $62,000/unit and Tierra Villas for $65,000/unit. In all, we received 43 offers on these listings. Just this month we closed a transaction for Spinnaker Village. This A-grade townhome development sold for $93,000/unit and received 23 offers.
Although recent, local multi housing construction has been limited to condo developments on the Strip, by year end there will be 1,963 new market rate apartments. These completed units will account for the last of the planned developments. Current Valley-wide vacancy remains at 11.5%, but that rate is still heavily skewed to the C grade product. A grade apartments are renting and seem to be an exception to the Valley vacancy rate. In fact, rental rates have decreased by 5%, although absorption remains positive. A grade rental rates are averaging $0.90/SF off Strip and $1.00-$1.10/SF for a mid-rise condo rental near the Strip.
las vEgas markEt OvErviEw continued
statE Of thE lOCal ECOnOmy
statE Of thE multi hOusing markEt
t h E m a r k E t 3 0
las vEgas COnvEntiOn & visitOrs authOrity visitOr statsLV
CVA
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TES
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Sour
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Las V
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Con
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and
Visi
tors
Aut
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Inte
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CVA
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of L
as V
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Tou
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Ind
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June
June
YTD
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and
was
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roxim
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y $9
0 fo
r the
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th, u
p 6%
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city
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cupa
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for L
as V
egas
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n 0.
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tage
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nts c
ompa
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201
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o be
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ifica
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rage
(56.
4%) r
epor
ted
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Tra
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esea
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LAS VEGAS
Las V
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mor
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.1 m
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onth
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r yea
r lev
els s
ince
Sep
tem
ber 2
009.
Pag
e 1
of 2
t h E m a r k E t 3 1
lEasE COmPs bOCa ratOn
Se
arc
h C
rite
ria
Pa
ge
: 1
Se
arc
h N
am
e:
Bo
ca
Ra
ton
Le
ase
d
Da
te:
16
-Au
g-2
01
0 1
2:2
6:5
0 P
M
Se
arc
h C
rite
ria
Fie
ld O
pe
rato
r C
rite
ria
Sta
tus
Eq
ua
lsL
Su
bd
ivis
ion
Na
me
Co
nta
ins
pa
lm b
ea
ch
re
so
rt
Actu
al C
lose
Da
teB
etw
ee
n1
/1/2
01
0 -
8/1
6/2
01
0
Se
arc
h S
tati
sti
cs
: 1
9 L
isti
ng
s
19
Le
as
ed
Lis
tin
gs
Hig
h
Lo
w
Ave
rag
e
Me
dia
n
Be
ds
2 1 1 2
Ba
ths
3 1 2 2
Sq
Ft
1,5
12
58
6
1,0
06
89
9
LP
$2
,00
0
$8
00
$1
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4
$1
,15
0
LP
/Sq
Ft
$1
.47
$0
.96
$1
.20
$1
.16
SP
$1
,84
7
$8
00
$1
,11
8
$1
,10
0
SP
/Sq
Ft
$1
.40
$0
.96
$1
.13
$1
.15
SP
/LP
10
0%
79
%
94
%
96
%
DO
M
16
5
5 55
38
Lis
tin
g R
ep
ort
: L
ea
se
d g
rid
# M
L #
Are
a S
tatu
s A
dd
res
s U
nit
# B
ed
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ath
s T
ota
l S
qF
t L
ist
Pri
ce
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d P
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e A
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los
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te D
OM
11
05
73
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30
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24
55
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ER
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50
22
21
18
71
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01
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00
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03
5
21
05
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30
3L
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05
W S
ER
EN
E A
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44
11
15
86
80
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00
08
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35
31
04
41
96
30
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24
55
W S
ER
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17
11
21
13
71
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01
03
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41
00
37
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30
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24
05
W S
ER
EN
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30
22
27
84
90
09
00
07
/03
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10
14
8
51
00
08
58
30
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24
05
W S
ER
EN
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V7
27
22
28
99
1,1
50
1,0
00
06
/02
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10
16
5
69
82
04
43
03
L2
40
5 W
SE
RE
NE
AV
52
22
12
78
41
,15
01
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00
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01
05
6
71
00
08
44
30
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24
55
W S
ER
EN
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15
22
21
19
61
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51
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00
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01
01
42
81
02
16
98
30
3L
24
55
W S
ER
EN
E A
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21
21
28
99
1,1
50
1,0
62
05
/04
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10
59
91
02
87
18
30
3L
24
55
W S
ER
EN
E A
V6
15
22
21
19
61
,15
01
,15
00
4/1
9/2
01
01
9
10
10
16
44
33
03
L2
45
5 W
SE
RE
NE
AV
64
01
12
74
01
,00
09
24
04
/15
/20
10
57
11
10
25
69
23
03
L2
40
5 W
SE
RE
NE
AV
84
32
13
11
96
1,3
00
1,2
50
04
/02
/20
10
14
12
10
15
60
23
03
L2
45
5 W
SE
RE
NE
AV
71
52
12
11
96
1,1
99
1,1
99
04
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10
48
13
10
21
70
63
03
L2
40
5 W
SE
RE
NE
AV
20
12
13
14
61
1,7
00
1,5
70
03
/19
/20
10
13
14
10
15
60
93
03
L2
40
5 W
SE
RE
NE
AV
50
12
22
15
12
2,0
00
1,8
47
03
/13
/20
10
28
15
10
10
09
53
03
L2
45
5 W
SE
RE
NE
AV
83
52
23
11
96
1,7
00
1,3
85
03
/04
/20
10
37
16
98
68
11
30
3L
24
55
W S
ER
EN
E A
V7
18
11
27
84
99
59
00
02
/09
/20
10
93
17
10
10
76
03
03
L2
45
5 W
SE
RE
NE
AV
74
21
12
74
08
50
85
00
2/0
5/2
01
05
18
10
01
26
23
03
L2
40
5 W
SE
RE
NE
AV
62
01
02
89
99
50
95
00
1/2
1/2
01
03
1
19
99
79
18
30
3L
24
55
W S
ER
EN
E A
V7
42
11
27
40
85
08
50
01
/18
/20
10
39
16
-Au
g-2
01
0
t h E m a r k E t 3 2
lEasE COmPs continued
Juhl S
ea
rch
Cri
teri
aP
ag
e:
1
Se
arc
h N
am
e:
Ju
hl L
ea
se
d
Da
te:
16
-Au
g-2
01
0 1
2:4
5:1
3 P
M
Se
arc
h C
rite
ria
Fie
ld O
pe
rato
r C
rite
ria
Sta
tus
Eq
ua
lsL
Su
bd
ivis
ion
Na
me
Co
nta
ins
juh
l
Actu
al C
lose
Da
teB
etw
ee
n1
/1/2
01
0 -
8/1
6/2
01
0
Se
arc
h S
tati
sti
cs
: 9
Lis
tin
gs
9 L
ea
se
d L
isti
ng
s
Hig
h
Lo
w
Ave
rag
e
Me
dia
n
Be
ds
1 0 0 1
Ba
ths
2 1 1 1
Sq
Ft
1,3
32
62
0
86
4
78
8
LP
$1
,87
5
$8
50
$1
,21
8
$1
,19
5
LP
/Sq
Ft
$1
.70
$1
.16
$1
.43
$1
.41
SP
$1
,55
0
$8
50
$1
,14
9
$1
,09
5
SP
/Sq
Ft
$1
.70
$1
.13
$1
.36
$1
.36
SP
/LP
10
0%
80
%
95
%
10
0%
DO
M
16
4
12
85
81
Lis
tin
g R
ep
ort
: L
ea
se
d g
rid
# M
L #
Are
a S
tatu
s A
dd
res
s U
nit
# B
ed
s F
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ths
To
tal
Sq
Ft
Lis
t P
ric
e R
en
ted
Pri
ce
Ac
tClo
sD
ate
DO
M
11
06
36
01
20
1L
35
3 E
BO
NN
EV
ILL
E A
V9
12
12
21
33
21
,55
01
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00
8/0
8/2
01
01
2
21
04
19
72
20
1L
35
3 E
BO
NN
EV
ILL
E A
V8
08
01
16
20
87
58
75
07
/05
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10
15
31
03
06
54
20
1L
35
3 E
BO
NN
EV
ILL
E A
V5
41
11
18
08
1,1
95
1,0
95
05
/08
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10
30
49
87
91
92
01
L3
53
E B
ON
NE
VIL
LE
AV
40
11
11
68
78
50
85
00
4/2
1/2
01
01
64
51
00
53
15
20
1L
35
3 E
BO
NN
EV
ILL
E A
V9
12
12
21
33
21
,87
51
,50
00
3/3
1/2
01
08
1
69
84
01
12
01
L3
53
E B
ON
NE
VIL
LE
AV
75
31
11
78
01
,32
51
,32
50
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8/2
01
01
50
79
73
39
12
01
L3
53
E B
ON
NE
VIL
LE
AV
62
41
11
80
91
,07
51
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00
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01
01
60
89
95
94
62
01
L3
53
E B
ON
NE
VIL
LE
AV
52
71
11
62
81
,02
59
50
02
/01
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10
63
99
73
41
92
01
L3
53
E B
ON
NE
VIL
LE
AV
11
01
11
17
88
1,2
00
1,2
00
01
/01
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10
92
16
-Au
g-2
01
0
t h E m a r k E t 3 3
lEasE COmPs continued
mEridian S
ea
rch
Cri
teri
aP
ag
e:
1
Se
arc
h N
am
e:
MG
M S
ign
atu
re L
ea
se
d
Da
te:
16
-Au
g-2
01
0 0
1:3
0:3
4 P
M
Se
arc
h C
rite
ria
Fie
ld O
pe
rato
r C
rite
ria
Sta
tus
Eq
ua
lsL
Su
bd
ivis
ion
Na
me
Co
nta
ins
me
rid
ian
at h
ug
he
s c
en
ter
Actu
al C
lose
Da
teB
etw
ee
n1
/1/2
01
0 -
8/1
6/2
01
0
Se
arc
h S
tati
sti
cs
: 1
21
Lis
tin
gs
12
1 L
ea
se
d L
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ng
s
Hig
h
Lo
w
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rag
e
Me
dia
n
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ds
2 0 1 2
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ths
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Ft
1,2
94
1 85
4
97
4
LP
$2
,00
0
$6
95
$1
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0
$1
,49
5
LP
/Sq
Ft
$8
00
.00
$0
.92
$8
.22
$1
.58
SP
$2
,00
0
$6
50
$1
,37
3
$1
,45
0
SP
/Sq
Ft
$7
00
.00
$0
.92
$7
.40
$1
.59
SP
/LP
18
2%
76
%
10
0%
10
0%
DO
M
33
7
1 65
48
Lis
tin
g R
ep
ort
: L
ea
se
d g
rid
# M
L #
Are
a S
tatu
s A
dd
res
s U
nit
# B
ed
s F
.Bth
sBa
ths
To
tal
Sq
Ft
Lis
t P
ric
e R
en
ted
Pri
ce
Ac
tClo
sD
ate
DO
M
11
04
43
55
30
1L
23
0 E
FL
AM
ING
O R
D1
37
21
21
29
42
,00
01
,80
00
8/1
3/2
01
08
1
21
03
92
76
30
1L
23
0 E
FL
AM
ING
O R
D3
12
21
29
74
1,6
50
1,5
50
08
/11
/20
10
97
31
02
98
65
30
1L
22
0 E
FL
AM
ING
O R
D1
35
11
17
27
1,3
00
1,3
00
08
/11
/20
10
12
8
41
03
22
41
30
1L
27
0 E
FL
AM
ING
O R
D3
09
11
16
92
1,5
00
1,5
00
08
/09
/20
10
11
8
51
04
64
47
30
1L
27
0 E
FL
AM
ING
O R
D4
15
21
29
74
1,8
00
1,8
00
08
/06
/20
10
66
61
01
90
64
30
1L
21
0 E
FL
AM
ING
O R
D3
12
22
29
74
1,6
50
1,6
50
08
/06
/20
10
16
1
71
03
82
74
30
1L
21
0 E
FL
AM
ING
O R
D2
33
22
29
74
1,4
95
1,4
95
08
/01
/20
10
89
81
04
81
50
30
1L
26
0 E
FL
AM
ING
O R
D4
35
11
17
27
1,5
00
1,3
50
07
/23
/20
10
41
91
05
06
67
30
1L
27
0 E
FL
AM
ING
O R
D3
06
22
21
06
21
,40
01
,40
00
7/1
2/2
01
02
7
10
10
16
73
93
01
L2
60
E F
LA
MIN
GO
RD
33
72
22
12
94
1,7
50
1,7
50
07
/08
/20
10
14
1
11
10
39
03
13
01
L2
70
E F
LA
MIN
GO
RD
20
21
11
69
29
00
90
00
7/0
7/2
01
06
2
12
10
41
58
63
01
L2
20
E F
LA
MIN
GO
RD
40
31
11
72
71
,50
01
,50
00
7/0
2/2
01
04
9
13
10
47
93
53
01
L2
70
E F
LA
MIN
GO
RD
10
81
11
69
21
,10
02
,00
00
7/0
1/2
01
02
5
14
10
32
17
83
01
L2
70
E F
LA
MIN
GO
RD
10
12
22
12
94
1,4
00
1,4
00
06
/30
/20
10
78
15
10
43
00
23
01
L2
30
E. F
LA
MIN
GO
30
42
22
97
41
,35
01
,49
50
6/2
2/2
01
03
4
16
10
44
46
53
01
L2
70
E F
LA
MIN
GO
RD
11
42
22
97
41
,35
01
,34
90
6/2
2/2
01
02
8
17
10
48
42
73
01
L2
70
E F
LA
MIN
GO
RD
32
62
12
97
41
,20
01
,10
00
6/2
1/2
01
01
1
18
95
17
05
30
1L
27
0 E
FL
AM
ING
O R
D4
18
11
16
92
95
08
50
06
/16
/20
10
33
7
19
10
27
43
83
01
L2
70
E F
LA
MIN
GO
RD
42
62
12
97
41
,20
01
,10
00
6/1
5/2
01
07
7
20
93
59
51
30
1L
21
0 E
FL
AM
ING
O R
D4
14
22
29
74
1,4
95
2,0
00
06
/10
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10
33
7
21
10
46
71
03
01
L2
60
E F
LA
MIN
GO
RD
43
42
22
97
42
,00
02
,00
00
6/0
9/2
01
07
16
-Au
g-2
01
0
t h E m a r k E t 3 4
lEasE COmPs continued
mEridian2
Pa
ge
:
# M
L #
Are
a S
tatu
s A
dd
res
s U
nit
# B
ed
s F
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sBa
ths
To
tal
Sq
Ft
Lis
t P
ric
e R
en
ted
Pri
ce
Ac
tClo
sD
ate
DO
M
22
10
29
49
23
01
L2
60
E F
LA
MIN
GO
RD
21
01
11
53
07
50
75
00
6/0
3/2
01
01
2
23
10
43
18
53
01
L2
70
E F
LA
MIN
GO
RD
41
52
12
97
42
,00
02
,00
00
6/0
1/2
01
07
24
10
34
40
33
01
L2
20
E F
LA
MIN
GO
RD
23
51
11
72
71
,50
01
,50
00
6/0
1/2
01
03
6
25
10
37
40
83
01
L2
20
E F
LA
MIN
GO
RD
33
01
11
69
21
,50
01
,50
00
6/0
1/2
01
02
6
26
10
38
15
03
01
L2
70
E F
LA
MIN
GO
RD
20
71
11
53
01
,50
01
,50
00
6/0
1/2
01
02
4
27
10
42
44
63
01
L2
70
E F
LA
MIN
GO
RD
41
22
12
97
41
,80
01
,80
00
5/2
8/2
01
09
28
10
42
77
43
01
L2
30
E F
LA
MIN
GO
RD
21
81
11
69
21
,70
01
,70
00
5/2
8/2
01
07
29
10
14
82
93
01
L2
60
E F
LA
MIN
GO
RD
41
52
12
97
41
,29
51
,29
50
5/2
8/2
01
01
14
30
10
31
30
83
01
L2
10
E F
LA
MIN
GO
RD
12
52
22
97
41
,70
01
,70
00
5/2
6/2
01
04
7
31
10
22
99
73
01
L2
70
E F
LA
MIN
GO
RD
30
71
11
53
01
,19
51
,19
50
5/2
6/2
01
07
4
32
10
41
82
63
01
L2
30
E F
LA
MIN
GO
RD
10
52
22
97
41
,10
01
,00
00
5/2
6/2
01
01
2
33
10
42
52
83
01
L2
30
E F
LA
MIN
GO
RD
32
12
12
10
35
1,8
00
1,8
00
05
/25
/20
10
7
34
10
08
57
73
01
L2
30
E F
LA
MIN
GO
RD
13
72
12
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10
06
01
93
01
L2
60
E F
LA
MIN
GO
RD
11
72
22
10
35
1,4
95
1,4
95
03
/02
/20
10
49
90
99
83
78
30
1L
26
0 E
FL
AM
ING
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D1
16
11
17
27
90
08
75
03
/02
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10
83
91
96
27
77
30
1L
27
0 E
FL
AM
ING
O R
D2
34
22
29
74
99
59
95
03
/01
/20
10
19
9
16
-Au
g-2
01
0
t h E m a r k E t 3 7
lEasE COmPs continued
mEridian4
Pa
ge
:
# M
L #
Are
a S
tatu
s A
dd
res
s U
nit
# B
ed
s F
.Bth
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ths
To
tal
Sq
Ft
Lis
t P
ric
e R
en
ted
Pri
ce
Ac
tClo
sD
ate
DO
M
92
99
68
20
30
1L
22
0 E
FL
AM
ING
O R
D1
13
21
29
74
1,8
50
1,8
00
02
/28
/20
10
86
93
10
14
17
33
01
L2
70
E F
LA
MIN
GO
RD
32
01
11
69
21
,30
01
,30
00
2/2
7/2
01
02
1
94
99
68
11
30
1L
22
0 E
FL
AM
ING
O R
D4
33
21
29
74
1,4
00
1,3
00
02
/26
/20
10
82
95
99
88
54
30
1L
26
0 E
FL
AM
ING
O R
D2
17
22
21
03
51
,49
51
,49
50
2/2
5/2
01
07
7
96
10
12
60
83
01
L2
10
E F
LA
MIN
GO
RD
31
22
22
97
41
,70
01
,80
00
2/2
4/2
01
02
1
97
96
98
94
30
1L
21
0 E
FL
AM
ING
O R
D4
02
11
16
92
90
09
00
02
/24
/20
10
16
1
98
99
23
33
30
1L
21
0 E
FL
AM
ING
O R
D2
14
22
29
74
1,0
00
1,0
00
02
/23
/20
10
10
4
99
10
08
12
33
01
L2
20
E F
LA
MIN
GO
RD
43
51
11
72
71
,50
01
,50
00
2/1
9/2
01
03
1
10
01
00
45
41
30
1L
22
0 E
FL
AM
ING
O R
D3
27
11
17
96
1,2
50
1,2
00
02
/19
/20
10
45
10
11
00
77
16
30
1L
23
0 E
FL
AM
ING
O R
D1
21
21
21
03
51
,80
02
,00
00
2/1
6/2
01
02
9
10
21
00
55
96
30
1L
23
0 E
FL
AM
ING
O R
D3
21
21
21
03
51
,80
01
,80
00
2/1
5/2
01
03
5
10
39
88
29
13
01
L2
10
E F
LA
MIN
GO
RD
43
21
11
79
61
,02
51
,02
50
2/1
1/2
01
08
9
10
49
79
87
93
01
L2
10
E F
LA
MIN
GO
RD
12
52
22
97
41
,60
01
,80
00
2/0
2/2
01
01
20
10
59
85
32
43
01
L2
20
E F
LA
MIN
GO
RD
10
21
11
69
28
00
75
00
2/0
1/2
01
07
9
10
61
00
95
99
30
1L
27
0 E
FL
AM
ING
O R
D1
09
11
16
92
80
08
50
02
/01
/20
10
8
10
79
87
74
63
01
L2
70
E F
LA
MIN
GO
RD
23
72
12
12
94
1,3
95
1,3
50
01
/30
/20
10
83
10
89
86
05
73
01
L2
30
E F
LA
MIN
GO
RD
30
52
12
97
41
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01
,10
00
1/2
9/2
01
07
9
10
91
00
43
68
30
1L
26
0 E
FL
AM
ING
O R
D2
15
21
29
74
1,6
00
1,4
00
01
/26
/20
10
17
11
09
94
71
23
01
L2
70
E F
LA
MIN
GO
RD
12
81
11
53
07
00
65
00
1/2
6/2
01
06
4
11
11
00
58
95
30
1L
23
0 E
FL
AM
ING
O R
D1
09
11
16
92
1,2
00
95
00
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3/2
01
01
2
11
29
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96
23
01
L2
30
E F
LA
MIN
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11
52
22
97
41
,80
01
,80
00
1/2
1/2
01
01
29
11
39
88
96
23
01
L2
70
E F
LA
MIN
GO
RD
41
61
11
72
71
,40
01
,40
00
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01
06
1
11
41
00
12
15
30
1L
26
0 E
FL
AM
ING
O R
D3
34
22
29
74
1,5
00
1,6
50
01
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/20
10
25
11
59
60
10
03
01
L2
60
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LA
MIN
GO
RD
43
42
22
97
41
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01
,45
00
1/0
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01
01
56
11
69
60
03
63
01
L2
60
E F
LA
MIN
GO
RD
21
81
11
69
21
,40
01
,40
00
1/0
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01
01
56
11
79
65
63
23
01
L2
10
E F
LA
MIN
GO
RD
33
61
11
69
29
50
1,1
00
01
/06
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10
14
0
11
89
90
33
33
01
L2
20
E F
LA
MIN
GO
RD
11
00
11
53
01
,50
01
,20
00
1/0
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01
05
7
11
99
72
80
23
01
L2
10
E F
LA
MIN
GO
RD
32
32
22
97
41
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01
,60
00
1/0
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01
01
12
12
09
73
51
13
01
L2
30
E F
LA
MIN
GO
RD
21
81
11
69
21
,50
01
,40
00
1/0
4/2
01
01
10
12
19
91
63
03
01
L2
30
E F
LA
MIN
GO
RD
40
31
11
72
79
00
90
00
1/0
1/2
01
04
1
16
-Au
g-2
01
0
t h E m a r k E t 3 8
lEasE COmPs continued
mgm signaturE S
ea
rch
Cri
teri
aP
ag
e:
1
Se
arc
h N
am
e:
MG
M S
ign
atu
re L
ea
se
d
Da
te:
16
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g-2
01
0 0
1:2
6:2
9 P
M
Se
arc
h C
rite
ria
Fie
ld O
pe
rato
r C
rite
ria
Sta
tus
Eq
ua
lsL
Su
bd
ivis
ion
Na
me
Co
nta
ins
m g
m
Actu
al C
lose
Da
teB
etw
ee
n1
/1/2
01
0 -
8/1
6/2
01
0
Se
arc
h S
tati
sti
cs
: 1
Lis
tin
gs
1 L
ea
se
d L
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ng
s
Hig
h
Lo
w
Ave
rag
e
Me
dia
n
Be
ds
0 0 0 0
Ba
ths
1 1 1 1
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52
0
52
0
52
0
52
0
LP
$1
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0
$1
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0
$1
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0
$1
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0
LP
/Sq
Ft
$3
.46
$3
.46
$3
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$3
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SP
$1
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0
$1
,80
0
$1
,80
0
$1
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0
SP
/Sq
Ft
$3
.46
$3
.46
$3
.46
$3
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SP
/LP
10
0%
10
0%
10
0%
10
0%
DO
M
83
83
83
83
Lis
tin
g R
ep
ort
: L
ea
se
d g
rid
# M
L #
Are
a S
tatu
s A
dd
res
s U
nit
# B
ed
s F
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ths
To
tal
Sq
Ft
Lis
t P
ric
e R
en
ted
Pri
ce
Ac
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ate
DO
M
11
01
06
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30
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13
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RM
ON
AV
35
07
01
15
20
1,8
00
1,8
00
05
/05
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10
83
16
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g-2
01
0
t h E m a r k E t 3 9
lEasE COmPs continued
OnE las vEgas S
ea
rch
Cri
teri
aP
ag
e:
1
Se
arc
h N
am
e:
On
e L
as V
eg
as L
ea
se
d
Da
te:
16
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g-2
01
0 1
2:4
7:2
1 P
M
Se
arc
h C
rite
ria
Fie
ld O
pe
rato
r C
rite
ria
Sta
tus
Eq
ua
lsL
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bd
ivis
ion
Na
me
Co
nta
ins
On
e L
as V
eg
as
Actu
al C
lose
Da
teB
etw
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n1
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01
0 -
8/1
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0
Se
arc
h S
tati
sti
cs
: 7
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gs
7 L
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se
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s
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h
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w
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Me
dia
n
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1,5
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5
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5
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0
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5
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/Sq
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$1
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$1
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$1
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$1
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SP
$1
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0
$1
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5
$1
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0
$1
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0
SP
/Sq
Ft
$1
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$1
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$1
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$1
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SP
/LP
11
5%
95
%
99
%
97
%
DO
M
47
7 20
18
Lis
tin
g R
ep
ort
: L
ea
se
d g
rid
# M
L #
Are
a S
tatu
s A
dd
res
s U
nit
# B
ed
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ths
To
tal
Sq
Ft
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t P
ric
e R
en
ted
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ate
DO
M
11
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94
21
30
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82
55
S L
AS
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19
11
18
36
1,1
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1,0
50
07
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10
17
21
03
04
23
30
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82
55
S L
AS
VE
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15
22
21
36
81
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01
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00
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31
04
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20
30
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82
55
S L
AS
VE
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01
22
31
57
31
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01
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90
6/1
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01
01
2
41
02
40
06
30
3L
82
55
S L
AS
VE
GA
S B
L3
09
11
18
63
1,0
35
1,0
35
04
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10
18
51
02
43
55
30
3L
82
55
S L
AS
VE
GA
S B
L1
61
52
22
13
68
1,4
35
1,4
00
03
/31
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10
7
61
00
61
34
30
3L
82
55
S L
AS
VE
GA
S B
L3
01
22
31
54
61
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51
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00
3/1
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01
02
7
71
00
01
57
30
3L
82
55
S L
AS
VE
GA
S B
L1
22
02
22
12
91
1,3
00
1,5
00
03
/07
/20
10
47
16
-Au
g-2
01
0
t h E m a r k E t 4 0
lEasE COmPs continued
PanOrama tOwErs S
ea
rch
Cri
teri
aP
ag
e:
1
Se
arc
h N
am
e:
pa
no
ram
a to
we
rs le
ase
d
Da
te:
16
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g-2
01
0 1
2:5
9:5
4 P
M
Se
arc
h C
rite
ria
Fie
ld O
pe
rato
r C
rite
ria
Sta
tus
Eq
ua
lsL
Su
bd
ivis
ion
Na
me
Co
nta
ins
pa
no
ram
a to
we
rs
Actu
al
Be
twe
en
1/1
/20
10
- 8
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10
Se
arc
h S
tati
sti
cs
: 5
8 L
isti
ng
s
58
Le
as
ed
Lis
tin
gs
Hig
h
Lo
w
Ave
rag
e
Me
dia
n
Be
ds
3 0 1 2
Ba
ths
4 2 2 2
Sq
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5,2
01
0 1,5
70
1,4
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LP
$8
,00
0
$1
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0
$2
,60
2
$2
,22
5
LP
/Sq
Ft
$2
.40
$1
.08
$1
.67
$1
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SP
$8
,00
0
$1
,25
0
$2
,48
2
$2
,19
0
SP
/Sq
Ft
$2
.46
$1
.07
$1
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$1
.60
SP
/LP
11
5%
85
%
96
%
96
%
DO
M
21
3
6 42
30
Lis
tin
g R
ep
ort
: L
ea
se
d g
rid
# M
L #
Are
a S
tatu
s A
dd
res
s U
nit
# B
ed
s F
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ths
To
tal
Sq
Ft
Lis
t P
ric
e R
en
ted
Pri
ce
Ac
tClo
sD
ate
DO
M
11
05
45
94
50
3L
45
25
DE
AN
MA
RT
IN D
R1
50
32
22
10
84
2,1
00
1,9
40
08
/11
/20
10
42
21
05
46
54
50
3L
45
25
DE
AN
MA
RT
IN D
R3
07
21
32
50
83
,50
03
,00
00
8/0
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01
03
4
31
03
98
31
50
3L
45
25
DE
AN
MA
RT
IN D
R7
02
10
28
08
1,4
25
1,3
25
07
/22
/20
10
42
41
05
33
57
50
3L
45
25
DE
AN
MA
RT
IN D
R1
40
52
12
11
89
1,9
00
1,9
00
07
/15
/20
10
6
51
04
88
44
50
3L
45
25
DE
AN
MA
RT
IN D
R1
60
72
23
16
40
2,4
50
2,3
00
07
/05
/20
10
10
61
05
00
42
50
3L
45
75
DE
AN
MA
RT
IN D
R7
02
11
27
80
1,2
95
1,2
95
07
/02
/20
10
8
71
00
23
15
50
3L
45
25
DE
AN
MA
RT
IN D
R1
61
22
13
21
89
3,8
50
3,4
00
07
/01
/20
10
18
5
81
04
27
03
50
3L
45
75
DE
AN
MA
RT
IN D
R2
60
52
12
12
16
2,3
00
2,3
00
07
/01
/20
10
41
91
04
47
90
50
3L
45
75
DE
AN
MA
RT
IN D
R7
07
21
31
61
22
,20
02
,20
00
6/3
0/2
01
03
6
10
10
45
24
95
03
L4
57
5 D
EA
N M
AR
TIN
DR
50
82
12
14
60
2,1
50
1,9
00
06
/21
/20
10
14
11
10
44
42
85
03
L4
57
5 D
EA
N M
AR
TIN
DR
29
09
22
31
74
63
,50
03
,00
00
6/1
4/2
01
01
8
12
10
43
58
75
03
L1
00
9 D
EA
N M
AR
TIN
DR
10
09
21
31
72
62
,65
02
,50
00
6/1
0/2
01
01
7
13
10
42
64
55
03
L4
52
5 D
EA
N M
AR
TIN
DR
11
12
22
20
2,6
00
3,0
00
06
/04
/20
10
16
14
10
34
80
75
03
L4
52
5 D
EA
N M
AR
TIN
DR
17
06
22
32
34
72
,59
92
,50
00
5/2
7/2
01
03
6
15
10
34
92
95
03
L4
57
5 D
EA
N M
AR
TIN
DR
14
01
11
29
55
2,2
00
2,1
00
05
/27
/20
10
18
16
10
37
48
35
03
L4
57
5 D
EA
N M
AR
TIN
DR
28
05
20
21
22
62
,20
02
,00
00
5/2
7/2
01
02
7
17
10
24
33
25
03
L4
57
5 D
EA
N M
AR
TIN
DR
24
06
22
22
32
42
,50
02
,50
00
5/2
0/2
01
08
18
98
67
19
50
3L
45
25
DE
AN
MA
RT
IN D
R4
06
22
21
37
62
,18
02
,18
00
5/1
7/2
01
01
66
19
10
21
79
85
03
L4
57
5 D
EA
N M
AR
TIN
DR
50
11
12
95
51
,40
01
,40
00
5/1
3/2
01
06
0
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15
07
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31
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t h E m a r k E t 4 1
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ge
:
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L #
Are
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33
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35
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52
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23
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21
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21
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10
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17
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30
02
23
20
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t h E m a r k E t 4 2
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:
# M
L #
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sky las vEgas2
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50
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22
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10
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10
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10
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mgm signaturE2
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:
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20
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24
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10
11
20
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02
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30
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UE
14
20
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15
20
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41
91
42
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40
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20
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19
4
41
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24
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30
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14
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38
11
34
9,0
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17
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13
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V #
41
44
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16
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17
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12
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06
43
10
07
56
53
02
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35
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50
41
25
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31
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20
24
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10
6
44
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18
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14
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11
11
15
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11
52
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30
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18
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93
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19
13
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13
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11
52
02
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05
3
46
10
35
10
73
02
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45
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V3
20
41
59
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01
57
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01
15
20
30
53
01
06
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10
48
47
10
27
24
43
02
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71
91
56
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57
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15
20
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03
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06
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10
63
48
99
37
23
30
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13
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31
71
50
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01
40
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15
20
28
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65
50
10
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02
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82
02
69
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10
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01
28
74
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82
40
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93
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05
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43
02
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15
14
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52
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52
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02
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72
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62
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60
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28
74
30
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97
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10
67
53
10
43
64
63
02
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35
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AR
MO
N A
V6
07
15
4,9
95
15
4,9
95
01
52
02
98
29
80
6/1
0/2
01
01
7
54
10
35
30
23
02
S1
35
E H
AR
MO
N A
V1
72
01
99
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02
20
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01
28
74
22
82
51
06
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10
18
55
97
81
48
30
2S
12
5 E
HA
RM
ON
AV
12
03
14
0,0
00
12
8,0
00
11
52
02
69
24
60
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01
01
98
56
99
21
37
30
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14
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HA
RM
ON
AV
38
09
34
9,0
00
18
0,0
00
11
52
06
71
34
60
6/0
7/2
01
06
9
16
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g-2
01
0
t h E m a r k E t 5 1
salE COmPs continued
mgm signaturE3
Pa
ge
:
# M
L #
Are
a S
tat
Ad
dre
ss
Un
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um
be
r L
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Pri
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Sa
le P
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M
57
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23
21
23
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25
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00
71
50
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45
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00
15
20
28
82
78
06
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0
58
98
18
02
30
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14
5 E
HA
RM
ON
AV
31
18
15
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00
15
0,0
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11
52
02
88
28
80
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01
01
49
59
10
36
63
43
02
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25
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AR
MO
N A
V2
20
71
78
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01
80
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00
15
20
34
23
46
05
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10
9
60
10
28
93
73
02
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35
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AR
MO
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V2
14
17
9,8
88
17
5,0
00
12
84
72
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20
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9
61
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15
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33
02
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45
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MO
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V3
81
51
86
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02
05
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01
15
20
35
73
94
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5
62
10
25
52
23
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25
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51
71
69
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91
65
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15
20
32
63
17
05
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10
46
63
97
53
56
30
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13
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RM
ON
AV
21
11
28
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81
25
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00
15
20
24
72
40
05
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41
3
64
97
91
83
30
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13
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60
21
90
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01
90
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01
28
74
21
72
17
05
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1
65
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22
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34
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28
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28
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67
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61
66
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19
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93
02
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35
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07
13
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13
4,9
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11
52
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59
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03
67
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33
91
33
02
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45
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42
02
04
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38
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28
74
23
32
72
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11
68
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23
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73
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17
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02
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91
37
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35
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20
26
32
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11
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58
24
30
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13
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34
03
18
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20
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51
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35
11
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30
55
63
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10
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20
42
24
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12
78
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26
21
93
02
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35
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40
51
89
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02
00
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01
15
20
36
33
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6
79
10
27
44
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02
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25
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40
12
15
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80
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12
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31
17
19
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20
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40
91
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20
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42
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15
2
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57
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12
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30
91
45
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45
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15
20
28
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78
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10
74
8
89
98
78
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30
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13
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22
01
70
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01
70
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28
74
19
51
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12
5
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10
03
54
33
02
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30
71
75
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15
20
33
63
29
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11
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10
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50
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04
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10
69
16
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g-2
01
0
t h E m a r k E t 5 2
salE COmPs continued
mgm signaturE4
Pa
ge
:
# M
L #
Are
a S
tat
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ss
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r L
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Pri
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le P
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92
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67
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32
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09
13
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28
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19
20
20
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20
19
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98
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45
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26
21
25
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24
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12
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28
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31
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40
91
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15
20
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73
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03
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79
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71
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52
8
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39
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33
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20
91
25
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25
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15
20
24
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40
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21
11
25
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02
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14
16
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71
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19
40
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01
27
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61
01
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67
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12
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31
21
21
9,9
00
26
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12
87
42
51
29
70
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01
02
9
10
71
01
47
66
30
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13
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90
31
35
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01
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15
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26
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10
15
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89
87
28
73
02
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45
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AR
MO
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50
51
00
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51
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00
15
20
19
22
90
03
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10
7
10
91
00
65
91
30
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14
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ON
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19
02
20
5,8
88
20
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12
87
42
35
23
40
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02
7
11
01
00
66
08
30
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14
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RM
ON
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19
04
15
2,8
88
14
0,0
00
11
52
02
94
26
90
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7
11
11
01
47
94
30
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13
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17
03
13
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13
7,0
00
01
52
02
63
26
30
3/1
9/2
01
09
11
21
01
54
62
30
2S
14
5 E
HA
RM
ON
AV
37
07
20
5,0
00
21
3,0
00
11
52
03
94
40
90
3/1
8/2
01
02
11
31
00
66
83
30
2S
14
5 E
HA
RM
ON
AV
#8
08
80
81
94
,90
01
95
,00
01
28
47
23
02
30
03
/16
/20
10
53
11
49
75
69
73
02
S1
35
E H
AR
MO
N A
VE
NU
E1
90
51
74
,88
81
65
,00
00
15
20
33
63
17
03
/12
/20
10
51
11
51
01
03
08
30
2S
14
5 E
HA
RM
ON
AV
31
05
23
5,8
88
21
8,0
00
11
52
04
53
41
90
3/1
1/2
01
02
0
11
69
75
47
43
02
S1
25
E H
AR
MO
N A
VE
11
19
13
9,8
88
13
2,8
00
01
52
02
69
25
50
3/0
9/2
01
01
65
11
79
76
31
53
02
S1
35
E H
AR
MO
N A
V1
10
71
50
,00
01
40
,00
00
15
20
28
82
69
03
/09
/20
10
11
11
89
89
92
23
02
S1
35
E H
AR
MO
N A
V3
19
13
9,0
00
13
0,0
00
02
52
02
67
25
00
3/0
5/2
01
01
40
11
91
00
52
17
30
2S
13
5 E
HA
RM
ON
AV
EN
UE
32
07
22
4,8
88
21
0,2
50
01
52
04
32
40
40
3/0
4/2
01
01
1
12
01
00
31
94
30
2S
12
5 E
HA
RM
ON
AV
32
17
16
9,9
00
20
1,0
00
11
52
03
26
38
60
3/0
2/2
01
01
4
12
19
75
71
93
02
S1
45
E H
AR
MO
N A
VE
NU
E1
90
51
78
,88
81
60
,00
00
15
20
34
43
07
03
/01
/20
10
21
12
21
00
91
28
30
2S
12
5 E
HA
RM
ON
AV
#8
05
80
51
23
,80
01
37
,50
00
15
20
23
82
64
02
/25
/20
10
10
12
31
01
00
94
30
2S
12
5 E
HA
RM
ON
AV
27
21
18
2,5
00
24
5,5
00
12
87
42
08
28
00
2/2
3/2
01
08
12
41
00
40
53
30
2S
14
5 E
HA
RM
ON
AV
15
05
17
0,0
00
17
0,0
00
01
52
03
26
32
60
2/1
9/2
01
06
12
51
00
75
14
30
2S
13
5 E
HA
RM
ON
AV
17
21
24
0,0
00
24
2,5
00
12
87
42
74
27
70
2/1
9/2
01
01
9
12
61
01
00
89
30
2S
12
5 E
HA
RM
ON
AV
#2
30
12
30
11
87
,10
02
38
,00
01
28
74
21
42
72
02
/19
/20
10
9
16
-Au
g-2
01
0
t h E m a r k E t 5 3
salE COmPs continued
mgm signaturE5
Pa
ge
:
# M
L #
Are
a S
tat
Ad
dre
ss
Un
itN
um
be
r L
ist
Pri
ce
Sa
le P
ric
e B
drs
Bth
sT
ot
Sq
Ft
LP
/Sq
Ft
SP
/Sq
Ft
Ac
t C
los
e D
ate
DO
M
12
78
59
71
23
02
S1
45
E H
AR
MO
N A
V1
01
91
50
,00
01
43
,72
10
15
20
28
82
76
02
/17
/20
10
27
0
12
81
00
83
04
30
2S
12
5 E
HA
RM
ON
AV
#8
04
80
41
36
,70
01
30
,25
00
15
20
26
22
50
02
/17
/20
10
13
12
91
00
52
24
30
2S
13
5 E
HA
RM
ON
AV
20
16
15
9,9
00
14
5,0
00
11
52
03
07
27
80
2/1
6/2
01
01
9
13
09
77
74
13
02
S1
45
E H
AR
MO
N A
V3
02
02
65
,00
02
60
,00
01
28
74
30
32
97
02
/10
/20
10
19
13
19
75
90
53
02
S1
45
E H
AR
MO
N A
VE
22
09
16
4,8
88
15
0,0
00
01
52
03
17
28
80
2/0
9/2
01
02
8
13
29
75
93
03
02
S1
35
E H
AR
MO
N A
V3
71
81
64
,88
81
60
,00
00
15
20
31
73
07
02
/09
/20
10
42
13
39
77
69
03
02
S1
25
E H
AR
MO
N A
V3
00
12
99
,88
82
71
,50
01
28
74
34
33
10
02
/09
/20
10
32
13
49
81
66
23
02
S1
35
E H
AR
MO
N A
VE
36
05
19
9,8
88
16
0,0
00
01
52
03
84
30
70
2/0
9/2
01
06
8
13
51
00
22
41
30
2S
12
5 E
HA
RM
ON
AV
70
71
50
,00
01
46
,50
01
15
20
28
82
81
02
/08
/20
10
11
13
61
00
04
44
30
2S
13
5 E
HA
RM
ON
AV
24
14
21
0,0
00
21
0,0
00
12
84
72
47
24
70
2/0
4/2
01
02
1
13
79
06
45
03
02
S1
45
E H
AR
MO
N A
V3
17
14
0,0
00
13
5,0
00
01
52
02
69
25
90
2/0
3/2
01
02
42
13
81
00
40
51
30
2S
13
5 E
HA
RM
ON
AV
21
07
17
5,0
00
17
5,0
00
01
52
03
36
33
60
2/0
3/2
01
01
8
13
99
97
69
33
02
S1
35
E H
AR
MO
N A
V3
11
14
4,5
00
14
0,0
00
01
52
02
77
26
90
2/0
1/2
01
02
1
14
01
00
04
19
30
2S
13
5 E
HA
RM
ON
AV
25
21
23
9,9
00
23
0,0
00
12
87
42
74
26
30
2/0
1/2
01
02
1
14
19
75
80
73
02
S1
45
E H
AR
MO
N A
VE
19
19
14
8,8
88
14
5,0
00
01
52
02
86
27
80
1/2
2/2
01
02
5
14
21
00
26
34
30
2S
13
5 E
HA
RM
ON
AV
#3
60
93
60
91
37
,12
52
01
,88
00
15
20
26
33
88
01
/22
/20
10
16
14
39
76
45
83
02
S1
45
E H
AR
MO
N A
VE
NU
E3
60
1,3
60
35
95
,88
85
35
,00
02
31
39
44
27
38
30
1/1
9/2
01
07
77
14
49
99
66
43
02
S1
25
E H
AR
MO
N A
V1
40
31
44
,90
01
57
,60
01
15
20
27
83
03
01
/13
/20
10
7
14
59
85
70
83
02
S1
45
E H
AR
MO
N A
V2
11
81
32
,50
01
48
,00
00
15
20
25
42
84
01
/11
/20
10
30
14
69
89
86
43
02
S1
25
E H
AR
MO
N A
V1
60
41
39
,90
01
35
,00
00
15
20
26
92
59
01
/07
/20
10
34
14
79
99
00
43
02
S1
25
E H
AR
MO
N A
V2
91
42
25
,00
02
17
,50
01
28
47
26
52
56
01
/07
/20
10
14
14
89
98
94
73
02
S1
35
E H
AR
MO
N A
V3
00
91
99
,99
92
05
,00
00
15
20
38
43
94
01
/06
/20
10
7
16
-Au
g-2
01
0
t h E m a r k E t 5 4
salE COmPs continued
OnE las vEgas S
ea
rch
Cri
teri
aP
ag
e:
1
Se
arc
h N
am
e:
On
e L
V S
old
s H
igh
rise
Da
te:
16
-Au
g-2
01
0 1
2:5
2:0
3 P
M
Se
arc
h C
rite
ria
Fie
ld O
pe
rato
r C
rite
ria
Sta
tus
Eq
ua
lsS
Pro
ject N
am
eE
qu
als
ON
EL
V
Actu
al C
lose
Da
teB
etw
ee
n1
/1/2
01
0 -
8/1
6/2
01
0
Se
arc
h S
tati
sti
cs
: 2
Lis
tin
gs
2 C
los
ed
Lis
tin
gs
Hig
h
Lo
w
Ave
rag
e
Me
dia
n
Be
ds
1 1 1 1
Ba
ths
2 1 1 1
Sq
Ft
86
3
83
6
84
9
84
9
LP
$1
82
,82
0
$1
19
,90
0
$1
51
,36
0
$1
51
,36
0
LP
/Sq
Ft
$2
18
.68
$1
38
.93
$1
78
.81
$1
78
.81
SP
$1
72
,00
0
$1
20
,50
0
$1
46
,25
0
$1
46
,25
0
SP
/Sq
Ft
$2
05
.74
$1
39
.63
$1
72
.69
$1
72
.69
SP
/LP
10
1%
94
%
97
%
97
%
DO
M
7 4 5 5
Lis
tin
g R
ep
ort
: p
rice
pe
r sq
ft
# M
L #
Are
a S
tat
Ad
dre
ss
Un
itN
um
be
r L
ist
Pri
ce
Sa
le P
ric
e B
drs
Bth
sT
ot
Sq
Ft
LP
/Sq
Ft
SP
/Sq
Ft
Ac
t C
los
e D
ate
DO
M
11
03
17
12
30
3S
82
55
S L
AS
VE
GA
S B
L1
41
91
82
,82
01
72
,00
01
18
36
21
82
05
05
/04
/20
10
4
21
01
51
94
30
3S
82
55
S L
AS
VE
GA
S B
L1
20
91
19
,90
01
20
,50
01
28
63
13
81
39
03
/16
/20
10
7
16
-Au
g-2
01
0
t h E m a r k E t 5 5
salE COmPs continued
PanOrama tOwErs S
ea
rch
Cri
teri
aP
ag
e:
1
Se
arc
h N
am
e:
Pa
no
ram
a T
ow
ers
so
lds
Da
te:
16
-Au
g-2
01
0 0
1:0
2:1
7 P
M
Se
arc
h C
rite
ria
Fie
ld O
pe
rato
r C
rite
ria
Sta
tus
Eq
ua
lsS
Su
bd
ivis
ion
Na
me
Co
nta
ins
pa
no
ram
a to
we
rs
Actu
al
Be
twe
en
1/1
/20
10
- 8
/16
/20
10
Se
arc
h S
tati
sti
cs
: 1
Lis
tin
gs
1 C
los
ed
Lis
tin
gs
Hig
h
Lo
w
Ave
rag
e
Me
dia
n
Be
ds
2 2 2 2
Ba
ths
2 2 2 2
Sq
Ft
1,8
08
1,8
08
1,8
08
1,8
08
LP
$2
54
,70
0
$2
54
,70
0
$2
54
,70
0
$2
54
,70
0
LP
/Sq
Ft
$1
40
.87
$1
40
.87
$1
40
.87
$1
40
.87
SP
$2
50
,00
0
$2
50
,00
0
$2
50
,00
0
$2
50
,00
0
SP
/Sq
Ft
$1
38
.27
$1
38
.27
$1
38
.27
$1
38
.27
SP
/LP
98
%
98
%
98
%
98
%
DO
M
48
48
48
48
Lis
tin
g R
ep
ort
: p
rice
pe
r sq
ft
# M
L #
Are
a S
tat
Ad
dre
ss
Un
itN
um
be
r L
ist
Pri
ce
Sa
le P
ric
e P
ST
yp
e B
drs
Bth
sT
ot
Sq
Ft
LP
/Sq
Ft
SP
/Sq
Ft
Ye
arB
lt
11
00
49
92
50
3S
45
35
DE
AN
MA
RT
IN D
R1
04
25
4,7
00
25
0,0
00
TW
H2
21
80
81
40
13
82
00
8
16
-Au
g-2
01
0
2
Ac
t C
los
e D
ate
03
/17
/20
10
16
-Au
g-2
01
0
t h E m a r k E t 5 6
salE COmPs continued
PanOrama tOwErs S
ea
rch
Cri
teri
aP
ag
e:
1
Se
arc
h N
am
e:
Pa
no
ram
a T
ow
ers
Hig
hri
se
Da
te:
16
-Au
g-2
01
0 1
2:5
6:1
3 P
M
Se
arc
h C
rite
ria
Fie
ld O
pe
rato
r C
rite
ria
Sta
tus
Eq
ua
lsS
Pro
ject N
am
eE
qu
als
PA
NO
RA
Actu
al C
lose
Da
teB
etw
ee
n1
/1/2
01
0 -
8/1
6/2
01
0
Se
arc
h S
tati
sti
cs
: 4
9 L
isti
ng
s
49
Clo
se
d L
isti
ng
s
Hig
h
Lo
w
Ave
rag
e
Me
dia
n
Be
ds
3 1 1 2
Ba
ths
3 2 2 2
Sq
Ft
2,4
69
75
3
1,5
17
1,4
88
LP
$7
75
,00
0
$1
05
,00
0
$3
08
,62
2
$2
99
,00
0
LP
/Sq
Ft
$3
31
.80
$1
11
.11
$2
03
.07
$1
94
.46
SP
$7
31
,25
0
$1
15
,00
0
$2
90
,81
8
$2
90
,00
0
SP
/Sq
Ft
$3
13
.36
$1
12
.44
$1
89
.98
$1
83
.24
SP
/LP
11
7%
65
%
94
%
95
%
DO
M
43
3
0 68
44
Lis
tin
g R
ep
ort
: p
rice
pe
r sq
ft
# M
L #
Are
a S
tat
Ad
dre
ss
Un
itN
um
be
r L
ist
Pri
ce
Sa
le P
ric
e B
drs
Bth
sT
ot
Sq
Ft
LP
/Sq
Ft
SP
/Sq
Ft
Ac
t C
los
e D
ate
DO
M
11
06
21
15
50
3S
45
25
DE
AN
MA
RT
IN D
R1
80
72
99
,90
03
06
,00
02
21
64
01
82
18
60
8/1
1/2
01
03
21
04
01
46
50
3S
45
75
DE
AN
MA
RT
IN D
R2
20
82
40
,00
02
38
,00
02
21
46
31
64
16
20
7/2
9/2
01
05
8
31
03
69
92
50
3S
45
75
DE
AN
MA
RT
IN D
R2
61
25
49
,99
95
25
,00
02
32
16
92
53
24
20
7/2
6/2
01
02
7
41
03
85
10
50
3S
45
75
DE
AN
MA
RT
IN D
R1
20
93
79
,00
03
32
,00
02
31
72
62
19
19
20
7/1
9/2
01
04
4
51
00
96
12
50
3S
45
25
DE
AN
MA
RT
IN D
R2
50
03
99
,99
94
00
,00
02
32
05
71
94
19
40
7/1
6/2
01
01
1
61
03
86
02
50
3S
45
75
DE
AN
MA
RT
IN D
R2
41
12
89
,90
02
45
,60
02
21
12
62
57
21
80
7/1
6/2
01
05
6
71
04
71
15
50
3S
45
75
DE
AN
MA
RT
IN D
R6
01
16
8,5
00
16
0,0
00
12
95
51
76
16
70
6/3
0/2
01
07
89
99
87
95
03
S4
57
5 D
EA
N M
AR
TIN
DR
25
01
22
5,0
00
19
0,0
00
12
98
72
27
19
20
6/2
9/2
01
01
08
91
05
45
76
50
3S
45
25
DE
AN
MA
RT
IN D
R6
10
12
0,0
00
12
1,1
01
12
75
31
59
16
00
6/2
8/2
01
00
10
10
09
89
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02
00
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AN
MA
RT
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40
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00
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salE COmPs continued
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ge
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t h E m a r k E t 6 0
t E a m r E s u m E s 6 1
Grubb & Ellis|Las Vegas | 3930 Howard Hughes Parkway, Suite 180 | Las Vegas, Nevada 89169 | 702.733.7500 | www.gelasvegas.com
Professional Profile
DOUGLAS S. SCHUSTERSenior Vice President, Multihousing Investment [email protected] 702.733.7500 ext. 273
CURRENT RESPONSIBILITIES Douglas S. Schuster is Senior Vice President, Multihousing Investment Group. He is responsible for directing all activities of the group which specializes in the acquisition and disposition of income producing multi-family properties. Over the past year, Doug has also provided a variety of services such as valuation, consulting and work out disposition for assorted groups such as City National Bank, Wells Fargo, Bank of America, Key Bank, C.W. Capital, LNR and American Capital.
CAREER SUMMARY Doug has over 27 years of commercial real estate experience in Las Vegas, Portland, San Diego, Phoenix and Salt Lake City. Prior to joining Grubb & Ellis|Las Vegas in April 2008, Doug was Senior Vice President, Multi-Family Investments for NAI Horizon. At NAI, he was responsible for the acquisition and disposition of over one billion dollars worth of apartment complexes. He also assembled local mixed-use projects, refinanced apartments with problematic loan structures, and identified and managed rehabilitation projects and condo conversions. In addition, he was responsible for establishing a property management firm with over 1100 units. His transaction list is extensive and includes such multi-family projects as Carefree Senior Living, Desert and Cedar Springs, Copper Sands, Amber Ridge, The Enclaves, Copper Palms, Courtyard Village and Emerald Gardens.
EDUCATION Bachelor of Arts – University of California, Los Angeles, CA
PROFESSIONAL AFFILIATIONS Nevada Development Authority (NDA)
Las Vegas Chamber of Commerce (LVCC)
AWARDS 2009 CoStar Power Broker
t E a m r E s u m E s 6 2
Grubb & Ellis|Las Vegas | 3930 Howard Hughes Parkway, Suite 180 | Las Vegas, Nevada 89169 | 702.733.7500 | www.gelasvegas.com
Professional Profile
CURTIS R. ALLSOPSenior Associate, Land Group [email protected] 702.733.7500 ext. 279
CURRENT RESPONSIBILITIES Curt Allsop is Senior Associate, Land Group at Grubb & Ellis|Las Vegas. Curt has over 20 years of commercial and residential land acquisition and development experience. His experience includes land identification, contract negotiation, feasibility, due diligence and purchase efforts for sites that range from less than five acres to more than a thousand acres. Curt’s strong technical background and management experience has allowed him to successfully manage the entitlements and the overall development process for various types of projects. Over the past year, Curt has also provided a variety of services such as valuation, consulting and work out disposition for assorted groups such as City National Bank, Wells Fargo, Bank of America, Key Bank, C.W. Capital, LNR and American Capital.
CAREER SUMMARYPrior to joining Grubb & Ellis|Las Vegas, Curt was Advisor, Land Group at NAI Horizon. At NAI he was responsible for identifying residential land investment opportunities. Before joining NAI Horizon, Curt worked for various regional, national and local homebuilders in the land development and acquisition sector. In addition to land acquisition, some of his responsibilities included managing consultants and contractors, implementing new land development strategies and analyzing all current land deals in the Las Vegas market and other geographical areas. He also revised and improved the financial tools used to determine community profitability.
EDUCATION Master of Business Administration – University of Utah
Bachelor of Science in Mechanical Engineering – Brigham Young University
PROFESSIONAL AFFILIATIONSNAIOP – Active Member – Since 2002
AWARDS2009 CoStar Power Broker
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Grubb & Ellis|Las Vegas | 3930 Howard Hughes Parkway, Suite 180 | Las Vegas, Nevada 89169 | 702.733.7500 | www.gelasvegas.com
Professional Profile
VITTAL RAMAssociate, Multihousing Investment [email protected] 702.733.7500 ext. 290
CURRENT RESPONSIBILITIES Vittal Ram joined Grubb & Ellis|Las Vegas in April, 2008. In his position as Associate, Multihousing Investment Group, he is responsible for directing activities of the group which specializes in the acquisition and disposition of income producing multi-family properties.
CAREER SUMMARY Prior to joining Grubb & Ellis|Las Vegas, Vittal was Specialist, Multi-Family Investments at NAI Horizon. There, he assisted in the acquisition and disposition of apartment complexes, coordinated due diligence, provided client and customer service, and updated client and property databases. Before joining the Multi-Family Investments team, Vittal worked as a Marketing Assistant at NAI. In this position, he assisted in all aspects of marketing for the agents at NAI Horizon.
EDUCATION Attended Loyola Marymount University
Attended A.I.M.S. Medical College, India
AWARDS 2009 CoStar Power Broker
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Grubb & Ellis|Las Vegas | 3930 Howard Hughes Parkway, Suite 180 | Las Vegas, Nevada 89169 | 702.733.7500 | www.gelasvegas.com
Professional Profile
SUZANNE M. SPRENGERMarketing Assistant, Transaction Services [email protected] 702.733.7500 ext. 282
CURRENT RESPONSIBILITIES Suzanne joined Grubb & Ellis|Las Vegas in May of 2007 as the Marketing Assistant for the Kammerling Retail Team and the Schuster Multihousing Team. Her responsibilities include the preparation and distribution of all marketing materials.
CAREER SUMMARY Prior to relocating to Las Vegas, Suzanne was an Administrative Assistant, Marketing and Advertising Manager and Property Manager/Leasing Agent for CHASE Property Management, Inc., in Peoria, Illinois.
Suzanne began her career in the industry as a Marketing and Advertising Assistant for Jim Maloof/Realtor, a local real estate company, in Peoria, Illinois.
EDUCATION Bachelor of Arts, Communication with an emphasis in Organizational/Corporate Communication – Northern
Illinois University
ACCOMPLISHMENTS Nevada Real Estate Salesperson License
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