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Property profile & analytics
OFF-MARKET
Estimated value
$1,740,000
Grocery and convenience stores
234 Arroyo Grande Blvd Henderson, NV 89014-1613
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US62-0440950
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1998
Construction
FRAME
Total area
4,900 SF
Lot
0.96 ac (41,818 SF)
APN
178-09-415-003
UPID
US62-0440950
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
-
Shell Gas Station
-
Green Valley Grocery Grocery & Convenience Store
-
Master Solar Energy Corporate Office
-
TNT Fireworks Discount Store Party Supply Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.85M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.74M
Owner & transaction history
Silver Meadow Properties LLC · 9 yrs held
Silver Meadow Properties LLC
since 2016
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.2M
+1.8%
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%
$2,005,000
6.5%
$1,850,000
7%
$1,715,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,160,000
Current use
AUTO REPAIR, GARAGE
$2,195,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$1.74M
Range $1.57M – $1.91M · ±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
$355 / 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
$13,538
Tax year 2023
Assessed value
$652,758
Assessed 2024
Previous assessed
$547,384
+19.3% YoY
Effective rate
2.07%
On assessed value
Assessed land
$365,908
Assessed improvement
$286,850
Land market value
$1,045,451
Improvement market value
$819,571
Total market value
$1,865,022
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
1998
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Total area
4,900 SF
Lot
0.96 ac (41,818 SF)
APN
178-09-415-003
UPID
US62-0440950
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
$2.2M
AUTO REPAIR, GARAGE
Est. value
$2.2M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
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
1998
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Lot
0.96 ac
Current owner
From public records · entity-resolved
Silver Meadow Properties LLC
Entity
Mailing address
1580 S JONES BLVD, LAS VEGAS, NV 89146-1237
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 5, 2016
—
Silver Meadow Properties LLC
Crawford,richard T & Jeri S
Quit Claim Deed
related
$37,100,000 · Citizens Bk
Dec 16, 2011
—
Richard T Crawford
—
Deed Of Trust
related
$3,318,977 · Nevada State Bank
Mar 12, 2010
$3,250,000
Silver Meadow Properties LLC
Zarvian LLC
Grant Deed
—
Jan 9, 2009
$3,250,000
Silver Meadow Properties LLC
Zarvian LLC
Grant Deed
$2,400,000 · Bank Of Las Vegas
Jun 18, 2003
—
Zarvian LLC
Zarvian,michael & Lauretta
Quit Claim Deed
related
$1,800,000 · Bank Of Las Vegas
May 5, 1998
$220,000
Michael Zarvian
Zarvian LLC
Quit Claim Deed
related
—
—
—
Michael Zarvian
—
Deed Of Trust
related
$134,000 · Bankwest Of Nevada
—
—
Michael Zarvian
—
Deed Of Trust
related
$50,000 · Bankwest Of Nevada
—
—
Zarvian LLC
—
Deed Of Trust
related
$350,000 · Bank Of Las Vegas
—
—
Zarvian LLC
—
Deed Of Trust
related
$300,000 · Nevada First Bank
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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