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7785 W Sahara Ave, Las Vegas, NV 89117
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Property summary
AI-generated overview
A well-maintained two-story office building of approximately 2,895 square feet with access and visibility along Sahara Avenue and Buffalo Drive. The property includes maintained common areas with common area restrooms. It is located across from a CVS pharmacy and is surrounded by a mix of high-end residential homes, office space, and retail centers, with nearby access to amenities such as restaurants, banks, and shopping. The site provides connectivity to the I-215 beltway and the I-15 freeway.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2007
Construction
FRAME
Total area
21,744 SF
Lot
1.39 ac (60,548 SF)
APN
163-10-101-023
UPID
US62-1095040
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Medical Clinic Hospital
-
Law Firm
-
Physician
-
Medical Clinic
-
Property Management Company Commercial Real Estate Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.26M
CAP Approach
CAP
$5.49M
Comparable Approach
Comparable
$6.19M
Blend (final)
Blend
$5.08M
Owner & transaction history
since 2020
Last sale
$3.8M
7 recorded transactions
Zoning & alternative use
Top alternative use upside
Industrial (general)
$6.4M
+2.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 5 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
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Summary
1
Valuation conclusion
Included free
Estimated market value
$5.08M
Value range
$4.57M – $5.59M
±10% around blend
Estimated value / SF
$234 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
50
Income certainty
100
$4.57M
blend $5.08M
$5.59M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
21,744 SF
Lot area
1.39 ac
Year built
2007
Stories
2
APN
163-10-101-023
Assessed value
$1,166,470
Annual tax
$30,685
3
Income approach: direct capitalization
Partial preview
Income approach indication
$5.49M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$5.95M
@ 6.5% CAP return
$5.49M
@ 7% CAP return
$5.10M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$30,685
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$6.86M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.4 mi away · 15,714 SF
4.6 mi away · 24,234 SF
4.6 mi away · 21,118 SF
9.3 mi away · 17,885 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$5.08M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 45 sales
$288
-19%
Submarket 903 sales
$303
-23%
County 1070 sales
$300
-22%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $234/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Industrial (general)
Gross theoretical uplift
+3%
vs current-use indication
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
7.00%
Selected cap rate for this office buildings
Derived from the Las Vegas market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.00%
9.0%
NOI (est.)
$323k *
Last sale · Sep 2020
$3.75M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$4.61M
Move the market yield to see immediate price impact.
Value / SF
$212
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
6.50%7.00%7.50%
$291k
$4.47M
$4.15M
$3.87M
$323k
$4.97M
$4.61M
$4.30M
$355k
$5.46M
$5.07M
$4.74M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$3.24M
3.7 mi · Feb 2026 · $129/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$30,685
Tax year 2023
Assessed value
$1,166,470
Assessed 2024
Previous assessed
$1,050,579
+11.0% YoY
Effective rate
2.63%
On assessed value
Assessed land
$339,069
Assessed improvement
$827,401
Land market value
$968,769
Improvement market value
$2,364,003
Total market value
$3,332,772
Applied tax rate
417.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
2007
Construction
FRAME
Heating
YES
Stories
2
Total area
21,744 SF
Lot
1.39 ac (60,548 SF)
APN
163-10-101-023
UPID
US62-1095040
Jurisdiction
CLARK
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2007
Construction
FRAME
Heating
YES
Stories
2
Lot
1.39 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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