LV Private Market Intel — Jason Helliwell

INDUSTRIAL VACANCY 89118: 3.2% ▲

LV CAP RATE AVG Retail: 6.2%

Q4 2024 TRANSACTION Henderson Strip Center: $3.4M · $323/SF

NEW CONSTRUCTION Blue Diamond / Arville: 91,452 SF · 2026 Delivery

NV STATE INCOME TAX 0% vs CA: 13.3%

INDUSTRIAL RATES Airport Corridor: $1.10–$1.55/SF NNN

POP GROWTH Las Vegas Metro: 2.8% YOY

DEAN MARTIN COMMERCE 130,352 SF · $19.20/SF

INDUSTRIAL VACANCY 89118: 3.2% ▲

LV CAP RATE AVG Retail: 6.2%

Q4 2024 TRANSACTION Henderson Strip Center: $3.4M · $323/SF

NEW CONSTRUCTION Blue Diamond / Arville: 91,452 SF · 2026 Delivery

NV STATE INCOME TAX 0% vs CA: 13.3%

INDUSTRIAL RATES Airport Corridor: $1.10–$1.55/SF NNN

POP GROWTH Las Vegas Metro: 2.8% YOY

DEAN MARTIN COMMERCE 130,352 SF · $19.20/SF

Industrial / Logistics Zone

Retail Redevelopment

Multifamily Corridor

Dev Pipeline / N. LV

LV PRIVATE MARKET INTEL · CONFIDENTIAL

Industrial

Retail / Strip Mall

Multifamily

Mixed-use

Land / Dev

Private · Multifamily owners only

MULTIFAMILY
OWNER DASHBOARD

What your Las Vegas multifamily asset is worth right now. Comparable sales, rent trends, new supply, and the four questions every out-of-state owner should be asking.

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Pain point 1

What is my property worth right now?

$152K

Spring Valley / unit

$168K

Henderson / unit

Recent Las Vegas multifamily transactions Q1 2026 showing strong price per unit in core submarkets. Values up 8% YOY driven by population growth and limited new supply.

Jason's take: Most owners I speak to are sitting on 40–60% more equity than they realise. The market has moved significantly since 2020.

📈

Pain point 2

Are my rents at market or below?

Studio · Market rent $1,050

1 Bed · Market rent $1,320

2 Bed · Market rent $1,650

Owners holding 5+ years are typically 12–18% below market. That gap is pure unrealised income — or negotiating leverage when selling.

🏗️

Pain point 3

Is new supply going to hurt my asset?

Henderson · Green Valley

400+ units permitting. 18–24 months from delivery. Limited impact on existing stock near-term.

Spring Valley · Current

No significant new supply. Undersupplied market. Absorption strong. Rents stable to rising.

Bottom line

Current supply pipeline won't pressure rents until late 2027 at earliest. Window to maximise exit value is now.

🎯

Pain point 4

Is now the right time to sell or hold?

Sell signal

Cap rate compression window open. CA buyers active. CMBS spreads tightening.

Hold signal

Rents still rising. Pop growth structural. 1031 into NNN retail available.

FREE CONSULTATION

I'll run a free market analysis on your property — what it's worth, what comparable assets sold for, and what the timing looks like for your specific situation.

📞 Call Jason · (702) 863-6001

Submarket price per unit comparison · Q1 2026 closes

Spring Valley

$152K

▲ +9% YOY

Henderson

$168K

▲ +11% YOY

North Las Vegas

$128K

▲ +7% YOY

Downtown / Core

$138K

▲ +8% YOY

Featured this week

DEAL OF THE WEEK

Jason's personal breakdown — video analysis + written commentary

Deal Breakdown · May 2026

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This week's deal

[PROPERTY NAME / SUBMARKET]

[Asset type · Size · Submarket]

Jason's take

[REPLACE: Write 3-4 sentences about this week's featured deal. What makes it interesting? What's the investment angle? Why are you highlighting it this week? Keep it direct and opinionated — this is your voice, not a listing description.]

Size

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[$X.XX/SF]

Cap Rate

[X.X%]

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[Type]

Live market intelligence · Las Vegas Metro

MARKET INTELLIGENCE
CENTER

Updated weekly · May 2026
6 submarkets tracked

MF MARKET

AIRPORT CORRIDOR · 89118

Industrial · Dock-High · NNN

3.2% VACANCY

▲ Tightening · Class A

INDUSTRIAL MARKET

🏭

Last-mile demand driving 89118 rents

Airport corridor tightening — limited supply. NNN rates $1.10–$1.55/SF range compressing upward.

🏗️

220,000 SF new Class A delivering Q3 2026

Blue Diamond & Dean Martin pre-leasing at $19–22/SF. First-gen leases available now.

📈

Vacancy at 3.2% — tightest since 2019

Owner-user acquisition window narrowing. NNN investor compression likely 6–12 months.

RETAIL & STRIP MALLS

🏬

Cap rates holding mid-6% — Henderson premium

Recent comp: $323/SF at 6.2% cap. Essential service tenants driving sustained demand.

✈️

CA 1031 buyers dominant in sub-$5M retail

NV 0% tax vs CA 13.3% — $13,300 annual savings per $100K income. Structural buyer demand.

💰

CMBS positive leverage window open Q2 2026

Spreads tightened 18bps. Fixed-rate debt at 6.7% at 65% LTV — positive leverage on 6.2% cap.

HENDERSON · NEIGHBORHOOD RETAIL

Strip malls · NNN

6.2% CAP RATE

$323/SF · Essential service

Las Vegas multifamily apartment building

SPRING VALLEY · HENDERSON

Multifamily · Value-Add

$260K–$380K/UNIT

▲ 2.8% pop growth YOY

MULTIFAMILY

🏘️ $260K–$380K/unit · Spring Valley & Henderson

20–80 unit product. Below-market rents 12–18% — value-add path through renovation. 24-month stabilisation timeline.

📈 2.8% YOY pop growth underpins rents

CA/NY in-migration structural not cyclical. BRRRR strategy viable at current acquisition pricing.

🏗️ Henderson pipeline: 400+ units permitting

Green Valley area. Monitor for supply pressure 18+ months out. Current undersupply still supportive.

AI COMMENTARY & CRE INTEL FEED

Market analysis

AI-generated · Las Vegas CRE

Intel feed

7 items · May 2026

AI Market Commentary

GENERATING WEEKLY ANALYSIS...

CRE Intel Feed

LIVE

May 2026 · 7 items

Live · Updated every weekday morning

WHAT CHANGED
TODAY

The heartbeat of this platform. New listings, price movements, distress signals, permits, and investor activity — everything that matters to your next decision.

Today's snapshot

New listings 2

Price reductions 1

Distress signals 1

Market signals 3

May 12, 2026 · Las Vegas Metro

MF · New Listing Today · 8:14am

Spring Valley · 24-unit · $3.6M · $150K/unit

Flamingo corridor · Built 1998 · 94% occupied · NV absentee owner

First Spring Valley 20+ unit listing in 60 days. Below-market rents of 14% create immediate value-add path. Out-of-state owner, 7-year hold, equity-heavy.

⚡ OPPORTUNITY Multifamily · Spring Valley

MF · Distress Signal Today · 6:00am

Henderson · 18-unit · 90-day delinquency · CA owner

Green Valley area · ~$5.4M estimated value · High equity · 8-yr hold

BatchLeads flags 90-day delinquency. California owner with 60%+ equity hasn't listed. Pre-foreclosure window open. Direct outreach now before broker engagement.

📞 CONTACT NOW Multifamily · Henderson

MF · Rent Movement Yesterday

Spring Valley 1BR market rents up $45/mo — now averaging $1,320

Flamingo / Decatur corridor · Q2 2026 lease comps

Third consecutive quarter of rent growth in this corridor. Owners with legacy below-market rents are now 16–20% below achievable. Each $50 rent increase adds ~$15K to asset value on a 20-unit.

📊 MARKET DATA Multifamily · Spring Valley

MF · Transaction May 9

North LV · 32-unit closed · $4.4M · $138K/unit · 5.2% cap

Rancho corridor · CA 1031 buyer · 28 days to close

Sets new comp for Rancho/Losee corridor. California buyer completed 1031 from LA multifamily. 5.2% cap confirms buyer appetite at current pricing. Validates $270–290K/unit range for similar vintage.

📊 COMP SET Multifamily · North LV

Macro Signal Yesterday

Fed holds rates — CMBS spreads tighten 18bps · MF debt costs improve

Capital markets · Impact on LV multifamily acquisitions

Rate hold supports current LV multifamily pricing. Buyers at 65% LTV seeing improved DSCR on sub-5.5% cap acquisitions. Q2 2026 closing window favourable for both buyers and motivated sellers.

📈 TAILWIND Macro · Capital Markets

Migration Signal May 7

$4.2B adjusted gross income relocated to NV from CA/NY in trailing 12 months

IRS migration data · Q1 2026 · HNWI renter & buyer pool

High-income migration structurally supports Class B/C multifamily demand as new arrivals rent before buying. Vacancy pressure remains low. Income growth of incoming residents pushing achievable rents upward.

📈 DEMAND DRIVER Macro · Migration

Supply Pipeline May 5

Henderson · 420-unit permit filed · Green Valley · 2027 delivery

Clark County filing · Institutional developer · Garden-style

New Class A supply won't deliver until mid-2027. Impact on existing Class B owners is manageable — institutional product attracts different renter profile. 18-month window to exit ahead of supply pressure if desired.

👁 MONITOR Supply · Henderson

This section updates every weekday morning.

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Jason Helliwell · Elite Realty

LV PRIVATE MARKET INTEL

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