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Property profile & analytics
OFF-MARKET
Estimated value
$4,690,000
Community centers
3540 Sahara Ave Las Vegas, NV 89102-5816
Individually Owned
5-yr Hold
Free & Clear
Property ID
US62-0459715
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1978
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
13,720 SF
Lot
1.01 ac (43,996 SF)
APN
162-05-402-006
UPID
US62-0459715
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
-
Apollo Tile & Stone General Contractor Renovation Specialist
-
The UPS Store Courier Service Postal Service
-
The Gate Operator Home Appliance Store Hardware & Home Improvement
-
Pelican Systems Group Electrical Service General Contractor
-
National Delivery Systems Trucking Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.99M
CAP Approach
CAP
$5.11M
Comparable Approach
Comparable
$4.25M
Blend (final)
Blend
$4.69M
Owner & transaction history
Joyce Andrea Schwarzblatt · 5 yrs held
Joyce Andrea Schwarzblatt
since 2021
Last sale
$4.4M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$7.6M
+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
$5,050,000
ML approach
$4,990,000
CAP Approach
CAP Return
Estimation
6%
$5,530,000
6.5%
$5,105,000
7%
$4,740,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$5,955,000
Current use
AUTO REPAIR, GARAGE
$7,620,000
Change: +28% · Conversion: Difficult
Blend value · Realmo final
$4.69M
Range $4.22M – $5.16M · ±10% · vs last sale $4.38M (Jul 8 2021)
Last sale anchor
$4.38M
Jul 8 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
$342 / 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
$15,605
Tax year 2023
Assessed value
$523,887
Assessed 2024
Previous assessed
$475,931
+10.1% YoY
Effective rate
2.98%
On assessed value
Assessed land
$261,514
Assessed improvement
$262,373
Land market value
$747,183
Improvement market value
$749,637
Total market value
$1,496,820
Applied tax rate
213.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1978
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Cooling
YES
Stories
1
Total area
13,720 SF
Lot
1.01 ac (43,996 SF)
APN
162-05-402-006
UPID
US62-0459715
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
$6.0M
AUTO REPAIR, GARAGE
Est. value
$7.6M
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
1978
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Lot
1.01 ac
Current owner
From public records · entity-resolved
Joyce Andrea Schwarzblatt
Individual
Free & Clear · 5 yrs held
Mailing address
9454 WILSHIRE BLVD STE #207, BEVERLY HILLS, CA 90212-2903
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 8, 2021
—
Joyce Andrea Schwarzblatt
Gerhard Schwarzblatt
Intrafamily Transfer
related
—
Jul 6, 2021
—
Gerhard Schwarzblatt
Gerhard Schwarzblatt
Intrafamily Transfer
related
—
Jan 6, 2016
—
Schwarzblatt,gerry & M Trust
Sahara Exchange LLC
Grant Deed
related
—
Nov 16, 2015
—
Schwarzblatt,gerry & M Trust
Sahara Exchange LLC
Grant Deed
related
—
Sep 30, 2015
$4,376,200
Schwarzblatt,g & M Trust
Spoaks LLC
Grant Deed
—
Dec 14, 2000
—
Merrell Trust
Central Development Co
Grant Deed
related
—
Nov 24, 1999
—
Central Development Co
Merrell,mary
Quit Claim Deed
related
—
—
—
Force Financial LLC
—
Deed Of Trust
related
$462,728 · Private Individual
—
—
Force Financial LLC
—
Deed Of Trust
related
$1,912,673 · Private Individual
—
—
Vgp Trust
—
Deed Of Trust
related
$35,000 · Community Bank Nevada
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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