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Property profile & analytics
OFF-MARKET
Estimated value
$11,250,000
Grocery and convenience stores
4500 Tropicana Ave Las Vegas, NV 89121-6705
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US62-0358758
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1978
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
42,576 SF
Lot
2.72 ac (118,483 SF)
APN
161-20-414-002
UPID
US62-0358758
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
-
Gift Shop (Bike/Boat/Book/etc) Store
-
Bourbon Street Cabaret Bar & Pub Nightclub
-
Cinemark Century Orleans 18 and XD Cinema Theater & Performing Art Venue
-
Rocky Mountain Chocolate Factory at Orleans Hotel & Casino Specialty Food Shop Candy Store
-
Orleans Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.25M
CAP Approach
CAP
$8.81M
Comparable Approach
Comparable
$9.80M
Blend (final)
Blend
$11.25M
Owner & transaction history
Lsg1 Vista Plaza LLC · 1 yrs held
Lsg1 Vista Plaza LLC
since 2024
Last sale
$11.3M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$18.5M
+16.1%
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
$11,250,000
ML approach
$11,250,000
CAP Approach
CAP Return
Estimation
6%
$9,545,000
6.5%
$8,810,000
7%
$8,180,000
Alternative Use
Use
Estimation
RETAIL STORES
$15,915,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$18,485,000
Change: +16% · Conversion: Moderate
Blend value · Realmo final
$11.25M
Range $10.13M – $12.38M · ±10% · vs last sale $11.25M (Oct 9 2024)
Last sale anchor
$11.25M
Oct 9 2024
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
$264 / 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
$29,994
Tax year 2023
Assessed value
$1,138,771
Assessed 2024
Previous assessed
$1,138,771
+0.0% YoY
Effective rate
2.63%
On assessed value
Assessed land
$331,752
Assessed improvement
$807,019
Land market value
$947,863
Improvement market value
$2,305,769
Total market value
$3,253,632
Applied tax rate
470.0000
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
1978
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
1
Total area
42,576 SF
Lot
2.72 ac (118,483 SF)
APN
161-20-414-002
UPID
US62-0358758
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
$15.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$18.5M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
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
Stories
1
Lot
2.72 ac
Current owner
From public records · entity-resolved
Lsg1 Vista Plaza LLC
Entity
Free & Clear · 1 yrs held
Mailing address
13218 W BROWARD BLVD, PLANTATION, FL 33325-2228
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 9, 2024
$11,250,000
Lsg1 Vista Plaza LLC
Nevada Investment Properties
Bargain And Sale Deed
—
Sep 22, 2022
—
Coast Hotels And Casinos INC
—
Deed
related
$333,800,000 · Bank Of America NA
Dec 9, 2019
—
County Of Clark
Coast Hotels & Casinos INC
Grant Deed
related
—
Aug 2, 2018
—
Coast Hotels & Casinos INC
—
Deed
related
—
Apr 14, 2017
—
Coast Hotels & Casinos INC
—
Deed
related
—
Mar 29, 2017
$42,985,872
Coast Hotels & Casinos INC
Tiberti Co LLC
Grant Deed
—
Feb 16, 2017
—
Coast Hotels & Casinos INC
—
Deed
related
—
Feb 14, 2017
$42,985,872
Coast Hotels & Casinos INC
Tiberti Co LLC
Grant Deed
—
Sep 20, 2016
—
Coast Hotels & Casinos INC
—
Deed
related
—
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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