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Property profile & analytics
OFF-MARKET
Estimated value
$2,680,000
Grocery and convenience stores
4420 Silverado Rnch Blvd Las Vegas, NV 89139-8323
Entity Owned
2-yr Hold
Free & Clear
Property ID
US62-0563805
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2022
Construction
FRAME
Total area
4,760 SF
Lot
0.82 ac (35,719 SF)
APN
177-19-407-003
UPID
US62-0563805
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
-
Green Valley Grocery Grocery & Convenience Store Food Market
-
Shell Grocery & Convenience Store
-
Shell Gas Station Gas Station
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.48M
CAP Approach
CAP
$1.77M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.68M
Owner & transaction history
Caspian Investment LLC · 2 yrs held
Caspian Investment LLC
since 2023
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.0M
+45.7%
Auto repair, garage
$2.6M
+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
$2,650,000
ML approach
$2,480,000
CAP Approach
CAP Return
Estimation
6%
$1,920,000
6.5%
$1,770,000
7%
$1,645,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,065,000
Current use
COMMERCIAL (GENERAL)
$3,010,000
Change: +46% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,645,000
Change: +28% · Conversion: Difficult
RETAIL STORES
$1,780,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$2.68M
Range $2.41M – $2.95M · ±10% · vs last sale $2.80M (Aug 17 2023)
Last sale anchor
$2.80M
Aug 17 2023
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
$563 / 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
$13,889
Tax year 2023
Assessed value
$671,168
Assessed 2024
Previous assessed
$380,704
+76.3% YoY
Effective rate
2.07%
On assessed value
Assessed land
$200,026
Assessed improvement
$471,142
Land market value
$571,503
Improvement market value
$1,346,120
Total market value
$1,917,623
Applied tax rate
635.0000
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
2022
Construction
FRAME
Heating
YES
Buildings
2
Stories
1
Total area
4,760 SF
Lot
0.82 ac (35,719 SF)
APN
177-19-407-003
UPID
US62-0563805
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
$2.1M
COMMERCIAL (GENERAL)
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$2.6M
RETAIL STORES
Est. value
$1.8M
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
2022
Construction
FRAME
Heating
YES
Stories
1
Buildings
2
Lot
0.82 ac
Current owner
From public records · entity-resolved
Caspian Investment LLC
Entity
Free & Clear · 2 yrs held
Mailing address
1821 E COUNTRYSIDE DR, SALT LAKE CITY, UT 84106-3245
Ownership since
2023
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
Oct 17, 2023
—
Midjit Market INC
—
Deed
related
$1,820,000 · Umpqua Bank
Aug 17, 2023
$2,800,000
Caspian Investment LLC
Dariush Imani
Bargain And Sale Deed
—
Jul 29, 2022
—
Midjit Market INC
—
Deed
related
$51,707,865 · Umpqua Bank
Jan 9, 2020
—
Colin,imani Living Trust
A & A LLC
Correction Deed
related
—
Jan 8, 2020
—
Imani,colin Living Trust
A & A LLC
Correction Deed
related
—
Jan 7, 2020
—
Elham Roohani
Nima Khomassi
Quit Claim Deed
related
—
Jan 7, 2020
$405,900
Colin,imani Living Trust
A & A LLC
Grant Deed
—
Jul 16, 2019
$495,000
Colin,imani Living Trust
Cremen Family Trust
Grant Deed
—
Jan 8, 2018
—
Cremen Family Trust
Cremen,frank J & Lynn
Quit Claim Deed
related
—
Aug 26, 1997
$45,500
Frank J Cremen
Smith,russell A & Rie S
Grant Deed
—
Aug 16, 1995
$26,500
Russell A Smith
Lehtinen,jack & Carolyn
Grant Deed
$16,500 · Seller
—
—
Frank J Cremen
—
Deed Of Trust
related
$200,000 · Clark County Cu
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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