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Property profile & analytics
OFF-MARKET
Estimated value
$8,295,000
Medical Office Space
7135 Sahara Ave Las Vegas, NV 89117-2873
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US62-0257850
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1999
Construction
FRAME
Total area
29,226 SF
Lot
1.98 ac (86,249 SF)
APN
163-10-502-013
UPID
US62-0257850
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
-
The Skin & Laser Institute Spa & Massage Center Alternative Medicine Practice
-
Owiner Mark OD Physician
-
Christine Tolentino Navales Dental Office
-
Buzard Kurt Physician
-
Red Rock Surgery Center Medical Clinic Hospital
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.15M
CAP Approach
CAP
$5.96M
Comparable Approach
Comparable
$6.67M
Blend (final)
Blend
$8.30M
Owner & transaction history
7135 Sahara Investors LLC · 3 yrs held
7135 Sahara Investors LLC
since 2023
Last sale
$8.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$12.7M
+57.7%
Retail stores
$10.9M
+35.8%
Industrial (general)
$8.7M
+7.6%
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
$8,040,000
ML approach
$8,145,000
CAP Approach
CAP Return
Estimation
6%
$6,455,000
6.5%
$5,955,000
7%
$5,530,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$8,045,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$12,685,000
Change: +58% · Conversion: Difficult
RETAIL STORES
$10,925,000
Change: +36% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$8,655,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$8.30M
Range $7.47M – $9.12M · ±10% · vs last sale $8.50M (Jan 9 2023)
Last sale anchor
$8.50M
Jan 9 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
$284 / 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
$42,209
Tax year 2023
Assessed value
$1,573,999
Assessed 2024
Previous assessed
$1,447,532
+8.7% YoY
Effective rate
2.68%
On assessed value
Assessed land
$603,743
Assessed improvement
$970,256
Land market value
$1,724,980
Improvement market value
$2,772,160
Total market value
$4,497,140
Applied tax rate
417.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1999
Construction
FRAME
Heating
YES
Stories
2
Total area
29,226 SF
Lot
1.98 ac (86,249 SF)
APN
163-10-502-013
UPID
US62-0257850
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
MEDICAL BUILDING Current
Est. value
$8.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$12.7M
RETAIL STORES
Est. value
$10.9M
INDUSTRIAL (GENERAL)
Est. value
$8.7M
MEDICAL BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
INDUSTRIAL (GENERAL)
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
1999
Construction
FRAME
Heating
YES
Stories
2
Lot
1.98 ac
Current owner
From public records · entity-resolved
7135 Sahara Investors LLC
Entity
Mailing address
851 S RAMPART BLVD STE #105, LAS VEGAS, NV 89145-4883
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 9, 2023
$8,500,000
7135 Sahara Investors LLC
7135 Sahara LLC
Bargain And Sale Deed
$4,225,000 · Bbcms Mortgage Trust 2020 C7
Dec 23, 2019
—
7135 Sahara LLC
—
Deed
related
$4,225,000 · Keybank USA
Dec 20, 2019
—
7135 Sahara LLC
Ms Northwest Land Co LLC
Grant Deed
related
—
Jul 30, 2019
$6,500,000
Ms Northwest Land Co LLC
Laborers Intl Union Of N America
Grant Deed
—
May 20, 2011
$1,650,000
Laborers Intl Union Of North Ame
7135 West Sahara Avenue Holdin
Grant Deed
—
Apr 22, 2011
$2,000,000
West Sahara Avenue Holdin 7135
Ballard Spahr LLP
Trustees Deed
—
Apr 5, 2005
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
Mar 24, 2005
$7,825,000
Amb North Shore Investments INC
Buzard Properties LLC
Bargain And Sale Deed
$5,400,000 · Morgan Stanley Mortgage Capital INC
Aug 25, 1998
$1,300,000
Buzard Properties LLC
Rose,carmen J
Grant Deed
$3,000,000 · Money Store Commercial Mtg
—
—
7135 Sahara LLC
—
Deed Of Trust
related
$4,225,000 · Keybank USA
—
—
Buzard Properties LLC
—
Deed Of Trust
related
$550,000 · Red Rock Community Bank
—
—
Laboreres International Union
—
Deed Of Trust
related
$1,000,000 · Wells Fargo Bk
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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