Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$2,950,000
Grocery and convenience stores
1015 American Pacific Dr Henderson, NV 89074-8716
Entity Owned
5-yr Hold
Free & Clear
Property ID
US62-0749814
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2020
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,548 SF
Lot
0.74 ac (32,234 SF)
APN
178-15-511-053
UPID
US62-0749814
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Carmine's Pizza Kitchen-Gibson Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.23M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.50M
Blend (final)
Blend
$2.95M
Owner & transaction history
Jcls Investments LLC · 5 yrs held
Jcls Investments LLC
since 2020
Last sale
$2.8M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.4M
+116.9%
Medical building
$2.5M
+58.8%
Office building
$2.0M
+26.7%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Henderson submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Henderson submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$3,365,000
ML approach
$3,230,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,390,000
Change: +117% · Conversion: Easy
MEDICAL BUILDING
$2,480,000
Change: +59% · Conversion: Difficult
OFFICE BUILDING
$1,980,000
Change: +27% · Conversion: Moderate
Blend value · Realmo final
$2.95M
Range $2.66M – $3.25M · ±10% · vs last sale $2.83M (Nov 10 2020)
Last sale anchor
$2.83M
Nov 10 2020
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$831 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$10,307
Tax year 2023
Assessed value
$403,764
Assessed 2024
Previous assessed
$350,399
+15.2% YoY
Effective rate
2.55%
On assessed value
Assessed land
$181,638
Assessed improvement
$222,126
Land market value
$518,966
Improvement market value
$634,646
Total market value
$1,153,612
Applied tax rate
505.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
2020
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Stories
1
Total area
3,548 SF
Lot
0.74 ac (32,234 SF)
APN
178-15-511-053
UPID
US62-0749814
Jurisdiction
CLARK
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$3.4M
MEDICAL BUILDING
Est. value
$2.5M
OFFICE BUILDING
Est. value
$2.0M
COMMERCIAL (GENERAL)
MEDICAL BUILDING
OFFICE BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2020
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Stories
1
Lot
0.74 ac
Current owner
From public records · entity-resolved
Jcls Investments LLC
Entity
Free & Clear · 5 yrs held
Mailing address
20111 GLACIER CIR, HUNTINGTON BEACH, CA 92646-4821
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 10, 2020
$285,000
Jcls Investments LLC
Gibson Capital Management LLC
Correction Deed
related
—
Nov 6, 2020
$2,825,000
Jcls Investments LLC
Gibson Capital Management LLC
Grant Deed
$1,292,000 · Credit Union One
Sep 12, 2018
—
City Of Henderson
Gibson Capital Management LLC
Grant Deed
related
—
Mar 29, 2018
$213,360
Gibson Capital Management LLC
Warm Fort LLC
Grant Deed
related
—
Mar 16, 2018
$800,000
Gibson Capital Management LLC
Endeavour Property Holding INC
Grant Deed
related
—
Dec 10, 2015
—
Endeavour Property Holding INC
American Pacific
Quit Claim Deed
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 1015 American Pacific Dr?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
