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Property profile & analytics
OFF-MARKET
Estimated value
$1,080,000
Grocery and convenience stores
2021 Buffalo Dr Las Vegas, NV 89128-0269
Entity Owned
23-yr Hold
~
Est. High Equity
Property ID
US62-0428215
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1993
Construction
FRAME
Total area
3,533 SF
Lot
0.59 ac (25,700 SF)
APN
138-21-617-002
UPID
US62-0428215
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
-
Chevron Gas Station Gas Station
-
ATM Atm
-
Terrible Herbst Convenience Store Grocery & Convenience Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.32M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.08M
Owner & transaction history
Robert & Anne Rinaldi Group · 23 yrs held
Robert & Anne Rinaldi Group
since 2003
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
CAP Approach
CAP Return
Estimation
6%
$1,425,000
6.5%
$1,315,000
7%
$1,220,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,535,000
Current use
RETAIL STORES
$1,320,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$1.08M
Range $972k – $1.19M · ±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
$306 / 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
$9,815
Tax year 2023
Assessed value
$351,349
Assessed 2024
Previous assessed
$321,896
+9.1% YoY
Effective rate
2.79%
On assessed value
Assessed land
$186,197
Assessed improvement
$165,152
Land market value
$531,991
Improvement market value
$471,863
Total market value
$1,003,854
Applied tax rate
200.0000
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
1993
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Total area
3,533 SF
Lot
0.59 ac (25,700 SF)
APN
138-21-617-002
UPID
US62-0428215
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.5M
RETAIL STORES
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
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
1993
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Lot
0.59 ac
Current owner
From public records · entity-resolved
Robert & Anne Rinaldi Group
Entity
Mailing address
8347 LOVERS KNOT CT, LAS VEGAS, NV 89131-1510
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 17, 2025
—
Terrible Herbst INC
—
Deed
related
$1,600,000 · Capital One NA
Jun 10, 2022
—
Anne Rinaldi Group LLC
—
Deed
related
$1,500,000 · Meadows Bank
Apr 2, 2021
—
Herbst Development LLC
—
Deed
related
$64,483,250 · Western Alliance Bank
Jul 24, 2020
—
Herbst Hc LLC
—
Deed
related
$35,729,000 · Western Alliance Bk
Dec 22, 2017
—
Herbst Hc LLC
—
Grant Deed
related
$187,733,000 · Western Alliance Bk
Jul 13, 2016
—
Robert & Anne Rinaldi Group Ll
—
Deed
related
—
Apr 17, 2003
$2,310,000
Robert & Anne Rinaldi Group
E T T Services Stations LLC
Grant Deed
$1,760,000 · Town & Country Bank
Apr 17, 2003
$2,000,000
E T T Services Stations LLC
Galaxy Shores INC
Grant Deed
—
—
—
Robert & Anne Rinaldi Group Ll
—
Deed Of Trust
related
$375,000 · Town & Country Bank
—
—
Herbst Hc LLC
—
Deed Of Trust
related
$35,729,000 · Western Alliance Bk
—
—
Robert & Anne Rinaldi Group
—
Deed Of Trust
related
$375,000 · Town & Country Bank
—
—
Robert & Anne Rinaldi Group Ll
—
Loan Modification
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.
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