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Property profile & analytics
OFF-MARKET
Estimated value
$3,715,000
Outlet malls
1386 Boulder Hwy 140 Henderson, NV 89015-6958
Entity Owned
18-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US62-0393951
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2009
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
15,226 SF
Lot
2.18 ac (94,961 SF)
APN
179-21-314-004
UPID
US62-0393951
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
-
Axcel Ship and Print Business Service Center Corporate Office
-
The Water Station Big Box & Wholesale Store
-
Nue 2 U Thrift Boutique Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.51M
Blend (final)
Blend
$3.72M
Owner & transaction history
Boulder Racetrack Inv LLC · 18 yrs held
Boulder Racetrack Inv LLC
since 2007
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.8M
+13.4%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$4,195,000
Current use
OFFICE BUILDING
$4,755,000
Change: +13% · Conversion: Easy
Blend value · Realmo final
$3.72M
Range $3.34M – $4.09M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$244 / 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
$32,593
Tax year 2023
Assessed value
$1,258,692
Assessed 2024
Previous assessed
$1,106,760
+13.7% YoY
Effective rate
2.59%
On assessed value
Assessed land
$299,127
Assessed improvement
$959,565
Land market value
$854,649
Improvement market value
$2,741,614
Total market value
$3,596,263
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2009
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
EVAPORATIVE
Buildings
2
Stories
1
Total area
15,226 SF
Lot
2.18 ac (94,961 SF)
APN
179-21-314-004
UPID
US62-0393951
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
RETAIL STORES Current
Est. value
$4.2M
OFFICE BUILDING
Est. value
$4.8M
RETAIL STORES Current
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
2009
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Lot
2.18 ac
Current owner
From public records · entity-resolved
Boulder Racetrack Inv LLC
Entity
Mailing address
4427 E SUNSET RD, HENDERSON, NV 89014-2265
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 25, 2023
—
Boulder Racetrack Investment LLC
—
Deed
related
$1,967,008 · Bbcn Bank
Dec 26, 2017
—
Boulder Racetrack Inv LLC
—
Deed
related
$2,268,000 · Bank Of Hope
Dec 31, 2012
—
Boulder Racetrack Inv LLC
—
Deed Of Trust
related
$31,436,884 · Nevada State Bank
Jul 29, 2010
—
Boulder Racetrack Inv LLC
—
Trustees Deed
related
$3,063,000 · Nevada State Bank
Oct 30, 2008
—
Boulder Racetrack Inv LLC
—
Trustees Deed
related
$3,063,000 · Nevada State Bank
Sep 14, 2007
$2,468,981
Boulder Racetrack Inv LLC
Coronado Horizon Of Boulder LLC
Grant Deed
related
$1,869,000 · Centerbank
—
—
Boulder Racetrack Investment
—
Deed Of Trust
related
$1,900,716 · East West Bk
—
—
Boulder Racetrack Inv LLC
—
Deed Of Trust
related
$2,268,000 · Bank Of Hope
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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