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Property profile & analytics
OFF-MARKET
Estimated value
$1,135,000
Grocery and convenience stores
81 Horizon Rdg Pkwy Henderson, NV 89012-5307
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US62-0187959
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2023
Construction
FRAME
Total area
4,024 SF
Lot
0.75 ac (32,670 SF)
APN
179-19-401-009
UPID
US62-0187959
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
-
Paisano's Mexican Grill Restaurant
-
L & L Hawaiian Barbecue Restaurant
-
Conoco Gas Station
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.52M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.14M
Owner & transaction history
City Of Henderson · 3 yrs held
City Of Henderson
since 2022
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.8M
+1.8%
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 Henderson submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Henderson 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%
$1,645,000
6.5%
$1,520,000
7%
$1,410,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,770,000
Current use
AUTO REPAIR, GARAGE
$1,805,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$1.14M
Range $1.02M – $1.25M · ±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
$4,925
Tax year 2023
Assessed value
$276,618
Assessed 2024
Previous assessed
$185,239
+49.3% YoY
Effective rate
1.78%
On assessed value
Assessed land
$195,530
Assessed improvement
$81,088
Land market value
$558,657
Improvement market value
$231,680
Total market value
$790,337
Applied tax rate
505.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
2023
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Total area
4,024 SF
Lot
0.75 ac (32,670 SF)
APN
179-19-401-009
UPID
US62-0187959
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
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.8M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
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
2023
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Lot
0.75 ac
Current owner
From public records · entity-resolved
City Of Henderson
Entity
Mailing address
718 VORTEX AVE, HENDERSON, NV 89002-6513
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 31, 2024
—
Liberty Automotive LLC
—
Deed
related
$1,235,000 · Nevada State Development Corporation
Nov 7, 2022
—
Liberty Automotive LLC
—
Deed
related
$1,200,000 · Western Alliance Bank
Aug 23, 2022
—
City Of Henderson
Liberty Automotive LLC
Bargain And Sale Deed
—
Nov 12, 2020
—
Liberty Automotive LLC
Eagle Holdings LLC
Grant Deed
related
—
Jul 10, 2015
—
Nicole M Robins
Robins,theo
Quit Claim Deed
related
—
Jul 10, 2015
$300,000
Eagle Holdings LLC
Robins,nicole M
Grant Deed
related
—
Apr 17, 2014
—
Lisa D Miller
Hellman,andrew
Quit Claim Deed
related
—
Mar 21, 2014
—
Danielle Miller
Hellman,andrew
Quit Claim Deed
related
—
Mar 21, 2014
$50,000
Nicole Miller
Karlin Black Mountain LLC
Grant Deed
related
—
Mar 19, 2012
$6,500,000
Karlin Black Mountain LLC
61 72 76 & 81 West Horizon Rid
Grant Deed
—
Nov 15, 2010
$4,000,000
61 72 76
Assured Lender Svcs INC
Trustees Deed
—
Nov 19, 2007
—
Mountain Pad B Retail Black
Black Mountain Pad A Retail
Quit Claim Deed
related
—
Sep 22, 2006
—
Black Mtn Pad A Retail Ptrs Ll
Black Mtn Pad A Retail Ptrs Ll
Quit Claim Deed
related
$13,450,000 · Artesia Mortgage Capital Corp
Aug 15, 2005
—
Black Mtn Pad A Retail Ptrs Ll
Black Mountain Retail Ptrs LLC
Quit Claim Deed
$725,000 · Eastty Family Trust
—
—
Black Mountain Retail Ptrs LLC
—
Deed Of Trust
related
$650,000 · Bfp LP
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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