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Property profile & analytics
OFF-MARKET
Estimated value
$2,415,000
Grocery and convenience stores
4620 Russell Rd Las Vegas, NV 89120-2333
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US62-1051407
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1997
Construction
FRAME
Total area
3,870 SF
Lot
0.91 ac (39,640 SF)
APN
161-29-801-015
UPID
US62-1051407
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
-
7-Eleven Grocery & Convenience Store
-
Amazon Locker - Quail Postal Service Courier Service
-
Cardtronics Atm
-
TNT Fireworks Discount Store Party Supply Store
-
Redbox Cinema (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.30M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.42M
Owner & transaction history
88 Mountain Vista LLC · 2 yrs held
88 Mountain Vista LLC
since 2023
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.5M
+45.7%
Auto repair, garage
$2.2M
+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
$2,365,000
ML approach
$2,295,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,680,000
Current use
COMMERCIAL (GENERAL)
$2,450,000
Change: +46% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,150,000
Change: +28% · Conversion: Difficult
Blend value · Realmo final
$2.42M
Range $2.17M – $2.66M · ±10% · vs last sale $2.50M (Aug 1 2023)
Last sale anchor
$2.50M
Aug 1 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
$624 / 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
$12,127
Tax year 2023
Assessed value
$583,949
Assessed 2024
Previous assessed
$455,277
+28.3% YoY
Effective rate
2.08%
On assessed value
Assessed land
$305,228
Assessed improvement
$278,721
Land market value
$872,080
Improvement market value
$796,346
Total market value
$1,668,426
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
CONVENIENCE STORE
Status
Off-Market
Year built
1997
Construction
FRAME
Heating
HEAT PUMP
Buildings
2
Stories
1
Total area
3,870 SF
Lot
0.91 ac (39,640 SF)
APN
161-29-801-015
UPID
US62-1051407
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
$1.7M
COMMERCIAL (GENERAL)
Est. value
$2.5M
AUTO REPAIR, GARAGE
Est. value
$2.2M
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
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
1997
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Buildings
2
Lot
0.91 ac
Current owner
From public records · entity-resolved
88 Mountain Vista LLC
Entity
Mailing address
116 SERRAMONTE CT, HENDERSON, NV 89074-7201
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 1, 2023
$2,500,000
88 Mountain Vista LLC
Sammy Mizirawi
Bargain And Sale Deed
$1,625,000 · Town & Country Bank
Mar 10, 2009
—
Rhode Island 1215
Michael Ibrahim Trust
Grant Deed
—
Nov 30, 2007
$3,245,000
Jack Mirizawi
Cecil Cheng
Bargain And Sale Deed
$100,000 · Borel Private Bank & Trust Co
Aug 6, 2004
$2,300,000
Cecil Cheng
Craig-bluff LP
Grant Deed
$1,554,000 · Nevada State Bank
Aug 6, 2004
—
Cecil Cheng
Cheng,regina
Quit Claim Deed
related
—
May 10, 1996
$650,000
Craig-buff LP
Mcmanus,scott
Grant Deed
$1,347,818 · Truckee River Bank
Jun 19, 1995
$576,000
Scott Mcmanus
Vista Ltd
Grant Deed
$498,948 · Us Bank Of Nevada
—
—
Craig-buff LP
—
Deed Of Trust
related
$26,500 · Vera Harrington
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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