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Property profile & analytics
OFF-MARKET
Estimated value
$6,810,000
Grocery and convenience stores
3846 Sahara Ave Las Vegas, NV 89102-0505
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US62-1272638
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1993
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
47,625 SF
Lot
3.81 ac (165,964 SF)
APN
162-06-813-001
UPID
US62-1272638
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.37M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.42M
Blend (final)
Blend
$6.81M
Owner & transaction history
Ju Fat Investment LLC · 5 yrs held
Ju Fat Investment LLC
since 2021
Last sale
$6.3M
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
$7,275,000
ML approach
$7,365,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$9,770,000
Current use
Blend value · Realmo final
$6.81M
Range $6.13M – $7.49M · ±10% · vs last sale $6.30M (May 7 2021)
Last sale anchor
$6.30M
May 7 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
$143 / 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
$52,292
Tax year 2023
Assessed value
$2,231,242
Assessed 2024
Previous assessed
$1,998,710
+11.6% YoY
Effective rate
2.34%
On assessed value
Assessed land
$888,737
Assessed improvement
$1,342,505
Land market value
$2,539,249
Improvement market value
$3,835,729
Total market value
$6,374,978
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1993
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
1
Total area
47,625 SF
Lot
3.81 ac (165,964 SF)
APN
162-06-813-001
UPID
US62-1272638
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
$9.8M
RETAIL STORES Current
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
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
1
Lot
3.81 ac
Current owner
From public records · entity-resolved
Ju Fat Investment LLC
Entity
Mailing address
608 MONTEREY PASS RD, MONTEREY PARK, CA 91754-2419
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 7, 2021
$6,300,000
Ju Fat Investment LLC
3864 W Sahara Avenue LLC
Bargain And Sale Deed
$3,150,000 · First General Bank
Aug 3, 2017
$5,300,000
3864 W Sahara Avenue LLC
Weiss Living Trust
Grant Deed
—
Aug 3, 2017
—
Robert G Weiss
Weiss,dean R
Quit Claim Deed
related
—
Nov 16, 2016
—
Weiss Living Trust
Weiss Living Trust
Quit Claim Deed
related
—
Jan 2, 2007
—
Robert G Weiss
Weiss Living Trust
Quit Claim Deed
—
Mar 17, 2006
$3,400,000
Weiss Living Trust
Weingarten,marian E
Grant Deed
—
Jul 29, 2005
—
Larry Weingarten
Weingarten,saul M
Affidavit Of Death
related
—
Oct 25, 2000
$1,374,000
Weingarten,saul M & Miriam E
1999 Rlys-ba Investors LLC
Trustees Deed
—
Dec 29, 1999
$5,902,000
1999 Rlys-ba Investors LLC
Raley Corp
Grant Deed
—
Sep 20, 1999
$5,300,000
Raleys
Albertsons INC
Grant Deed
—
Jun 23, 1992
$1,492,500
Albertsons INC
Unknown
Grant Deed
—
—
—
Weiss Living Trust
—
Deed Of Trust
related
$3,100,000 · Rabobank
—
—
1999 Rlys-ba Investors LLC
—
Deed Of Trust
related
$5,000,000 · National Western Life Ins
—
—
Weiss Living Trust
—
Deed Of Trust
related
$3,100,000 · Rabobank
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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