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Property profile & analytics
OFF-MARKET
Estimated value
$12,535,000
Retail space
1501 Sunset Rd Henderson, NV 89014-6636
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US62-1131433
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1999
Construction
FRAME
Total area
30,137 SF
Lot
8.5 ac (370,260 SF)
APN
178-04-701-001
UPID
US62-1131433
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
-
Linda L Johnson, MD Pediatrician Physician
-
Kelly L Watters, APRN Registered General Nurse
-
Matthew J Espinosa, APRN Registered General Nurse
-
Rebecca J Orourke Physician
-
ArchWell Health Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.84M
CAP Approach
CAP
$10.61M
Comparable Approach
Comparable
$12.63M
Blend (final)
Blend
$12.54M
Owner & transaction history
Alex Meruelo · 4 yrs held
Alex Meruelo
since 2021
Last sale
$14.3M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$19.2M
+131.0%
Auto repair, garage
$13.5M
+62.8%
Neighborhood: shopping center
$13.3M
+60.0%
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
$16,295,000
ML approach
$10,835,000
CAP Approach
CAP Return
Estimation
6%
$11,495,000
6.5%
$10,610,000
7%
$9,855,000
Alternative Use
Use
Estimation
RETAIL STORES
$8,300,000
Current use
RESTAURANT
$19,165,000
Change: +131% · Conversion: Easy
AUTO REPAIR, GARAGE
$13,510,000
Change: +63% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$13,275,000
Change: +60% · Conversion: Moderate
OFFICE BUILDING
$8,730,000
Change: +5% · Conversion: Easy
Blend value · Realmo final
$12.54M
Range $11.28M – $13.79M · ±10% · vs last sale $14.30M (Sep 23 2021)
Last sale anchor
$14.30M
Sep 23 2021
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
$416 / 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
$127,267
Tax year 2023
Assessed value
$5,099,977
Assessed 2024
Previous assessed
$4,300,186
+18.6% YoY
Effective rate
2.50%
On assessed value
Assessed land
$1,477,337
Assessed improvement
$3,622,640
Land market value
$4,220,963
Improvement market value
$10,350,400
Total market value
$14,571,363
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1999
Construction
FRAME
Heating
YES
Cooling
YES
Buildings
6
Stories
1
Total area
30,137 SF
Lot
8.5 ac (370,260 SF)
APN
178-04-701-001
UPID
US62-1131433
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
$8.3M
RESTAURANT
Est. value
$19.2M
AUTO REPAIR, GARAGE
Est. value
$13.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$13.3M
OFFICE BUILDING
Est. value
$8.7M
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1999
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Buildings
6
Lot
8.5 ac
Current owner
From public records · entity-resolved
Alex Meruelo
Individual
Mailing address
9550 FIRESTONE BLVD STE #105, DOWNEY, CA 90241-5560
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 23, 2021
$14,300,000
Alex Meruelo
Sunset And Whitney Holdings LLC
Bargain And Sale Deed
$8,000,000 · Bank Of America NA
Sep 23, 2021
—
Alex Meruelo
Sunset And Whitney Holdings LLC
Re-recorded Document
related
—
Dec 20, 2019
—
Sunset & Whitney Holdings LLC
—
Deed
related
$1,000,000 · One Nv Cu
Feb 12, 2013
—
Sunset & Whitney Holdings LLC
Macaluso John M Trust
Grant Deed
related
—
May 21, 2008
$13,883,441
John M Macaluso
Shanalee Plaza INC
Bargain And Sale Deed
$7,600,000 · Shanghai Commercial Bank Ltd
Aug 12, 1998
—
Sbp Property Investments
—
Grant Deed
related
$9,000,000 · Valley Indepedent Bank
Nov 25, 1997
—
Sbp Properties INC
—
Grant Deed
related
$3,885,000 · Pioneer Citizens Bank Nevada
Mar 23, 1995
$2,750,000
Sbp Property Investments INC
Jones Trust
Grant Deed
$1,375,000 · American Bank Of Commerce
Jan 31, 1995
—
Jones Trust
Jones Trust
Quit Claim Deed
related
—
Oct 28, 1988
$1,200,000
Fletcher Jones SR
Unknown
Grant Deed
—
—
—
Sunset & Whitney Holdings LLC
—
Deed Of Trust
related
$5,000,000 · One Nv Cu
—
—
Macaluso,john M Trust
—
Deed Of Trust
related
$7,600,000 · Shanghai Com'l Bk
—
—
Sunset & Whitney Holdings LLC
—
Loan Modification
related
$1,000,000 · One Nv Cu
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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