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Property profile & analytics
OFF-MARKET
Estimated value
$3,515,000
Strip malls
7035 Ann Rd Las Vegas, NV 89130-3863
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US62-0454962
Property summary
AI-generated overview
Rio Vista Plaza, a prime retail property in Las Vegas, Nevada, offers three available commercial spaces totaling 3,468 square feet. Strategically located on the southeast corner of Ann Road and Drexel Road, this high-visibility center enjoys exceptional foot traffic. Its proximity to the US-95 Highway (less than 1,000 feet) and its location directly across from major automotive dealerships ensures significant daily exposure. The center boasts a strong tenant mix, anchored by a prominent Albertsons grocery store. Additional established tenants include CVS Pharmacy, McDonald's, and Pizza Hut, creating a vibrant and attractive retail environment. Individual spaces range from a minimum of 960 square feet to a maximum contiguous space of 1,506 square feet, offering flexibility for various business needs. Currently, the entire 3,468 square feet is vacant, presenting a unique opportunity for a single tenant or multiple businesses to establish themselves in this thriving Clark County location. This exceptional retail center offers unparalleled visibility and access to a large customer base.
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2000
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
9,636 SF
Lot
3.52 ac (153,331 SF)
APN
125-34-515-003
UPID
US62-0454962
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
-
Divine Dental Dental Office
-
Spine Up Medical Clinic
-
Keven T. Bahoora, DC Alternative Medicine Practice
-
Shinkyokushin Karate Training Center Sports School
-
Dr. Rachel A. Mismas, DDS Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.59M
Comparable Approach
Comparable
$2.48M
Blend (final)
Blend
$3.52M
Owner & transaction history
Rio Vista Plaza LLC · 13 yrs held
Rio Vista Plaza LLC
since 2012
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$5.4M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,885,000
6.5%
$3,585,000
7%
$3,330,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$4,185,000
Current use
AUTO REPAIR, GARAGE
$5,350,000
Change: +28% · Conversion: Difficult
RETAIL STORES
$3,600,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$3.52M
Range $3.16M – $3.87M · ±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
$365 / 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
$42,157
Tax year 2023
Assessed value
$1,505,318
Assessed 2024
Previous assessed
$1,285,888
+17.1% YoY
Effective rate
2.80%
On assessed value
Assessed land
$558,125
Assessed improvement
$947,193
Land market value
$1,594,643
Improvement market value
$2,706,266
Total market value
$4,300,909
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2000
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Buildings
3
Stories
1
Total area
9,636 SF
Lot
3.52 ac (153,331 SF)
APN
125-34-515-003
UPID
US62-0454962
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
$4.2M
AUTO REPAIR, GARAGE
Est. value
$5.4M
RETAIL STORES
Est. value
$3.6M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
RETAIL STORES
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
2000
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
1
Buildings
3
Lot
3.52 ac
Current owner
From public records · entity-resolved
Rio Vista Plaza LLC
Entity
Mailing address
PO BOX 11568, NEWPORT BEACH, CA 92658-5034
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 14, 2012
—
Rio Vista Plaza LLC
—
Deed Of Trust
related
$3,400,000 · Woodmen Of World Life Insuranc
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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