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Property profile & analytics
OFF-MARKET
Estimated value
$8,175,000
Hotels
1501 Sahara Ave Las Vegas, NV 89102-4820
Entity Owned
~
Est. High Equity
Property ID
US62-0986701
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
38,968 SF
Lot
0.73 ac (31,799 SF)
APN
162-09-102-009
UPID
US62-0986701
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
-
The Lexi Las Vegas Hotel & Motel
-
Las Vegas Inn Hotel & Motel Resort
-
Contact the Artisan Hotel Boutique | Las Vegas Unique Hotel Experience Hotel & Motel
-
Artisan Hotel Pool Swimming Pool Family Recreation Center
-
evolve Beach Club Nightclub Music Venue
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.90M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.60M
Blend (final)
Blend
$8.18M
Owner & transaction history
Fv Las Vegas Hotel LLC
Fv Las Vegas Hotel LLC
since 2025
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$11.7M
+12.4%
Medical building
$10.7M
+3.2%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Las Vegas submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Las Vegas submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
$8,895,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$10,395,000
Current use
OFFICE BUILDING
$11,685,000
Change: +12% · Conversion: Difficult
MEDICAL BUILDING
$10,725,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$8.18M
Range $7.36M – $8.99M · ±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
$210 / 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
$43,351
Tax year 2023
Assessed value
$1,107,847
Assessed 2024
Previous assessed
$1,011,485
+9.5% YoY
Effective rate
3.91%
On assessed value
Assessed land
$318,500
Assessed improvement
$789,347
Land market value
$910,000
Improvement market value
$2,255,277
Total market value
$3,165,277
Applied tax rate
212.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
4
Units
65
Total area
38,968 SF
Lot
0.73 ac (31,799 SF)
APN
162-09-102-009
UPID
US62-0986701
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
HOTEL/MOTEL Current
Est. value
$10.4M
OFFICE BUILDING
Est. value
$11.7M
MEDICAL BUILDING
Est. value
$10.7M
HOTEL/MOTEL Current
OFFICE BUILDING
MEDICAL BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
4
Units
65
Lot
0.73 ac
Current owner
From public records · entity-resolved
Fv Las Vegas Hotel LLC
Entity
Mailing address
300 W CLARENDON AVE STE #325, PHOENIX, AZ 85013-3423
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 20, 2025
—
Fv Las Vegas Hotel LLC
Fairview Investment Fund V LP
Deed
—
Jun 18, 2025
$143,144
P H H LLC
County Of Clark
Deed
related
—
Mar 8, 2022
$11,900,000
Ph 11 LLC
Garrett Capital LLC
Bargain And Sale Deed
—
Mar 18, 2020
—
Garrett Capital LLC
—
Deed
related
$1,998,000 · Western Alliance Bk
Dec 29, 2016
—
Garrett Capital LLC
—
Deed
related
$1,998,000 · Western Alliance Bk
Jan 15, 2010
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
Nov 12, 2008
—
Artisan Hotel & Spa LLC
Thunderbird Hotel Group LLC
Grant Deed
—
—
—
Garrett Capital LLC
—
Deed Of Trust
related
—
—
—
Garrett Capital LLC
—
Loan Modification
related
$1,998,000 · Western Alliance Bk
—
—
Garrett Capital LLC
—
Deed Of Trust
related
$2,500,000 · Western Alliance Bk
—
—
Garrett Capital LLC
—
Deed Of Trust
related
$1,998,000 · Western Alliance Bk
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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