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Property profile & analytics
OFF-MARKET
Estimated value
$15,575,000
Grocery and convenience stores
6400 Sky Pointe Dr Las Vegas, NV 89131-4043
Entity Owned
8-yr Hold
Free & Clear
Property ID
US62-1248928
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2003
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
55,302 SF
Lot
8.63 ac (375,923 SF)
APN
125-21-813-002
UPID
US62-1248928
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
-
Regency Centers Property Management Company
-
Meraki Dance Academy Training Center
-
Victory Martial Arts - Sky Pointe Training Center Sports School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$19.21M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$15.58M
Owner & transaction history
Centennial Crossroads LLC · 8 yrs held
Centennial Crossroads LLC
since 2018
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$24.0M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$20,810,000
6.5%
$19,205,000
7%
$17,835,000
Alternative Use
Use
Estimation
RETAIL STORES
$20,675,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$24,005,000
Change: +16% · Conversion: Moderate
OFFICE BUILDING
$16,745,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$15.58M
Range $14.02M – $17.13M · ±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
$282 / 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
$152,067
Tax year 2023
Assessed value
$6,202,355
Assessed 2024
Previous assessed
$5,709,176
+8.6% YoY
Effective rate
2.45%
On assessed value
Assessed land
$2,013,068
Assessed improvement
$4,189,287
Land market value
$5,751,623
Improvement market value
$11,969,391
Total market value
$17,721,014
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
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
2003
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Buildings
6
Stories
1
Total area
55,302 SF
Lot
8.63 ac (375,923 SF)
APN
125-21-813-002
UPID
US62-1248928
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
$20.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$24.0M
OFFICE BUILDING
Est. value
$16.7M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
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
2003
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Stories
1
Buildings
6
Lot
8.63 ac
Current owner
From public records · entity-resolved
Centennial Crossroads LLC
Entity
Free & Clear · 8 yrs held
Mailing address
1667 E LINCOLN AVE, ORANGE, CA 92865-1929
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 8, 2018
—
Centennial Crossroads LLC
Excel Centennial LLC
Quit Claim Deed
related
—
May 3, 2018
$21,500,000
Centennial Crossroads LLC
Excel Centennial LLC
Special Warranty Deed
$15,050,000 · Deutsche Bank
Mar 1, 2018
—
Vons Companies INC
—
Loan Modification
related
—
Nov 22, 2013
$14,890,000
Excel Centennial LLC
Mcw-rc Nv-centennial Crossroad
Grant Deed
—
Jan 12, 2007
$18,860,000
Mcw-rc Nv-centennial Crossroad
Centennial Crossroads Plaza Ll
Grant Deed
—
—
—
Vons Companies INC
—
Deed Of Trust
related
$1,145,000,000 · Wilmington Tr
—
—
Centennial Crossroads Plaza Ll
—
Deed Of Trust
related
$9,700,000 · Jefferson-pilot Life Insurance
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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