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Property profile & analytics
OFF-MARKET
Estimated value
$785,000
Grocery and convenience stores
3414 Sahara Ave Las Vegas, NV 89104-4827
Entity Owned
6-yr Hold
Free & Clear
Property ID
US62-0468849
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1972
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,160 SF
Lot
0.26 ac (11,326 SF)
APN
161-06-401-006
UPID
US62-0468849
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
-
Loanmax Title Loans Loan Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$880k
CAP Approach
CAP
$805k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$785k
Owner & transaction history
Sahara Avenue LLC · 6 yrs held
Sahara Avenue LLC
since 2020
Last sale
$710,000
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.2M
+27.9%
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
$810,000
ML approach
$880,000
CAP Approach
CAP Return
Estimation
6%
$870,000
6.5%
$805,000
7%
$745,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$940,000
Current use
AUTO REPAIR, GARAGE
$1,200,000
Change: +28% · Conversion: Difficult
Blend value · Realmo final
$785k
Range $707k – $864k · ±10% · vs last sale $710k (Mar 6 2020)
Last sale anchor
$710k
Mar 6 2020
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
$363 / 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
$1,710
Tax year 2023
Assessed value
$71,940
Assessed 2024
Previous assessed
$58,988
+22.0% YoY
Effective rate
2.38%
On assessed value
Assessed land
$35,677
Assessed improvement
$36,263
Land market value
$101,934
Improvement market value
$103,609
Total market value
$205,543
Applied tax rate
340.0000
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
1972
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
1
Total area
2,160 SF
Lot
0.26 ac (11,326 SF)
APN
161-06-401-006
UPID
US62-0468849
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
$940,000
AUTO REPAIR, GARAGE
Est. value
$1.2M
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
1972
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
1
Lot
0.26 ac
Current owner
From public records · entity-resolved
Sahara Avenue LLC
Entity
Free & Clear · 6 yrs held
Mailing address
PO BOX 291268, LOS ANGELES, CA 90029-9268
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 6, 2020
$710,000
Sahara Avenue LLC
Orchard Creek Properties LLC
Grant Deed
—
Jun 30, 2017
$625,000
Orchard Creek Properties LLC
Giovanni Dev Co LLC
Grant Deed
—
May 9, 2017
$625,000
Giovanni Dev Co LLC
Orchard Creek Properties LLC
Grant Deed
—
Mar 17, 2017
$625,000
Orchard Creek Properties LLC
Ungar Investments Limited Partnerhs
Bargain And Sale Deed
—
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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