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Property profile & analytics
OFF-MARKET
Estimated value
$3,735,000
Grocery and convenience stores
4810 Ann Rd Las Vegas, NV 89130-1506
Entity Owned
21-yr Hold
Free & Clear
Property ID
US62-0045656
Property summary
AI-generated overview
This exceptional 16,989-square-foot retail space, formerly a CVS Pharmacy, presents a unique sublease opportunity in North Las Vegas. Situated on a highly visible, signalized corner at 4810 W Ann Rd (Ann Rd and Decatur Blvd), this single-tenant property boasts convenient access to the I-215 Beltway and is nestled within a densely populated residential neighborhood. Built in 2002, the one-story building sits on a 1.72-acre lot (APN 125-25-801-019) and offers ample parking with 61 spaces. The property's C-1 zoning provides flexibility for a variety of retail uses. With a building size of 16,989 square feet and a 0.23 FAR, this location benefits from high daily traffic volume (87,700 vehicles per day, according to NDOT 2021 data). The sublease term is available until 07/23/2027, and the rent is negotiable. The property is delivered "as is." This is an ideal opportunity for a business seeking high visibility and strong foot traffic in a thriving residential area. The property features one building with no elevators.
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
17,055 SF
Lot
1.72 ac (74,923 SF)
APN
125-25-801-019
UPID
US62-0045656
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
-
Coinhub Bitcoin ATM Teller Atm
-
Spirit Halloween (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.74M
Owner & transaction history
Boas-las Vegas LLC · 21 yrs held
Boas-las Vegas LLC
since 2004
2 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,445,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$3.74M
Range $3.36M – $4.11M · ±10%
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
$219 / 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
$24,158
Tax year 2023
Assessed value
$1,217,743
Assessed 2024
Previous assessed
$1,114,262
+9.3% YoY
Effective rate
1.98%
On assessed value
Assessed land
$495,616
Assessed improvement
$722,127
Land market value
$1,416,046
Improvement market value
$2,063,220
Total market value
$3,479,266
Applied tax rate
200.0000
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
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Total area
17,055 SF
Lot
1.72 ac (74,923 SF)
APN
125-25-801-019
UPID
US62-0045656
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
OFFICE BUILDING
Est. value
$5.4M
OFFICE BUILDING
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
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Lot
1.72 ac
Current owner
From public records · entity-resolved
Boas-las Vegas LLC
Entity
Free & Clear · 21 yrs held
Mailing address
21550 OXNARD ST STE #1000, WOODLAND HILLS, CA 91367-7148
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 17, 2004
$6,500,000
Boas-las Vegas LLC
Wpi-ann Of Decatur LLC
Grant Deed
—
—
—
Boas-las Vegas LLC
—
Deed Of Trust
related
$3,750,000 · Aetna Life Insurance & Annuity
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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