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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    7 Water St Henderson, NV 89015-7213

    • Strip malls
    • 4,025 SF
    • 0.22 lot acres
    OFF-MARKET
    Value Estimations
    $765,000
    Cap Rate Potential
    Location Intelligence
    Property ID
    US62-0418946
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • ABC Therapy / Family Counselor / Counselor
    • Venture Bad Credit Loans / Loan Agency
    • Chef Flemming's Bakeshop / Bakery

    Property Details for 7 Water St

    Year built
    1981
    Construction
    MASONRY/CONCRETE MASONRY UNITS (CMUS)
    Lot size
    0.22 lot acres
    Property size
    4,025 SF
    Property type
    Strip malls
    Property subtype
    Neighborhood centers
    APN
    179-18-213-001
    APU
    17918213001

    Description

    This exceptional mixed-use retail investment opportunity, Olsen Plaza, presents 7,521 square feet across two buildings situated on a 0.58-acre lot in vibrant Downtown Henderson, Nevada. The property, located at 7 S Water St, 89015, boasts a prime location at the gateway of Water Street, steps from Lake Mead Parkway and minutes from US 95 and the 215 Beltway. The property consists of six units within two single-story buildings, constructed in 1981, currently operating at 83.33% occupancy. The existing tenants are on month-to-month leases, presenting an opportunity for below-market rent increases. The Downtown Mixed Use (DX) zoning allows for flexible redevelopment options, making this an ideal property for owner-users seeking to combine their business with income generation from existing tenants. The three parcels (APN: 179-18-214-071, 179-18-213-001, 179-18-213-002) offer significant potential for future development in a rapidly growing area. The asking price is $2,950,000. This is a value-add investment with significant upside potential for both redevelopment and income generation.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Henderson
    County
    Clark
    State
    Nevada
    Longitude
    -114.986
    Latitude
    36.0359
    CBSA code
    29820
    CBSA name
    LAS VEGAS-PARADISE, NV METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $2,855
    $40,249
    $72,562
    $112,811
    -
    $114,997
    $207,320
    $322,317

    Comparable in this City

    • Value Estimation
      $12,890,000
      58,857 SF

      898 Boulder Hwy

      SHOPPING CENTER, STRIP CENTER • 58,857 SF
      898 Boulder Hwy, Henderson, NV 89015-7502
      View Details
    • Value Estimation
      $2,540,000
      12,272 SF

      650 Horizon Dr

      SHOPPING CENTER, STRIP CENTER • 12,272 SF
      650 Horizon Dr, Henderson, NV 89015-8491
      View Details
    • Value Estimation
      $1,975,000
      14,786 SF

      1469 Lk Mead Pkwy

      SHOPPING CENTER, STRIP CENTER • 14,786 SF
      1469 Lk Mead Pkwy, Henderson, NV 89015-4637
      View Details
    • Value Estimation
      $740,000
      0.30 Acres

      366 Lk Mead Pkwy

      SHOPPING CENTER, STRIP CENTER • 0.30 Acres
      366 Lk Mead Pkwy, Henderson, NV 89015-7286
      View Details
    • Value Estimation
      $1,740,000
      7,651 SF

      366 Lk Mead Pkwy

      SHOPPING CENTER, STRIP CENTER • 7,651 SF
      366 Lk Mead Pkwy, Henderson, NV 89015-7286
      View Details
    • Value Estimation
      $1,260,000
      7,000 SF

      121 Water St

      SHOPPING CENTER, STRIP CENTER • 7,000 SF
      121 Water St, Henderson, NV 89015-7221
      View Details

    Similar Nearby for Sale

    • $9,900,000
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      Henderson Shopping Center For Sale

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    • $18,079,000
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      Multi-Tenant Retail Showroom Building

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      Former Sonic - East Lake Mead Parkway

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    • $2,105,000
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      Established Coffee Shop Investment Opportunity

      Corporate guaranteed coffee shop with over 11 years remaining.
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      Boulder Highway Retail NNN Lease

      Retail property with a new 15-year absolute triple net lease.
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    Similar Nearby for Lease

    • $18 SF/Yr
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    • Contact for pricing
      6,000 SF

      Retail Space on Boulder Highway

      Retail spaces available on Boulder Highway with high visibility.
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    • $3 SF/Yr
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    • $1.25 SF/Yr
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      Retail spaces available on Boulder Highway with high visibility.
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    • $3 SF/Yr
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      1461 E Lake Mead Pkwy, Henderson, NV 89015
      View Details
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    7 Water St
    Henderson, NV 89015-7213
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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