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Property profile & analytics
OFF-MARKET
Estimated value
$13,405,000
Community centers
8125 Sahara Ave Las Vegas, NV 89117-1986
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US62-0326142
Property summary
AI-generated overview
This exceptional retail opportunity is located at 8125 W Sahara Ave, Las Vegas, NV 89117. The West Sahara Promenade is a three-building, single-story anchored center totaling 20,536 square feet, situated on a 7.93-acre lot. Currently, 10,800 square feet of contiguous space is available, with a minimum divisible space of 2,000 square feet. Built in 1999, this property boasts convenient access points from both Sahara Avenue and Cimarron Street, ensuring high visibility and accessibility for businesses. The center is strategically located in the central west area of Las Vegas, just three miles from the Buffalo exit off Summerlin Parkway, benefiting from proximity to established residential areas and several golf course communities. The property is zoned CG and has an APN of 163-09-510-004. No elevators are present. This prime location offers significant potential for a variety of retail businesses seeking high traffic and strong community presence. The available space provides flexibility for businesses of various sizes, making it an ideal investment opportunity.
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
43,600 SF
Lot
7.93 ac (345,431 SF)
APN
163-09-510-004
UPID
US62-0326142
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
-
Take The Stage Las Vegas Theater & Performing Art Venue
-
Matt Construction Construction Company General Contractor
-
Battle Blast Laser Tag Arcade & Gaming Center Family Recreation Center
-
West Sahara Promenade Business Service Center Corporate Office
-
The Awesome Card Shop (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$16.23M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.41M
Owner & transaction history
The West Sahara Promenade Co LLC · 19 yrs held
The West Sahara Promenade Co LLC
since 2006
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
$17,575,000
6.5%
$16,225,000
7%
$15,065,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$18,925,000
Current use
RETAIL STORES
$16,300,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$13.41M
Range $12.06M – $14.75M · ±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
$307 / 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
$128,154
Tax year 2023
Assessed value
$5,960,172
Assessed 2024
Previous assessed
$5,347,571
+11.5% YoY
Effective rate
2.15%
On assessed value
Assessed land
$2,055,314
Assessed improvement
$3,904,858
Land market value
$5,872,326
Improvement market value
$11,156,737
Total market value
$17,029,063
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Buildings
5
Stories
1
Total area
43,600 SF
Lot
7.93 ac (345,431 SF)
APN
163-09-510-004
UPID
US62-0326142
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
$18.9M
RETAIL STORES
Est. value
$16.3M
NEIGHBORHOOD: SHOPPING CENTER Current
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
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
1
Buildings
5
Lot
7.93 ac
Current owner
From public records · entity-resolved
The West Sahara Promenade Co LLC
Entity
Mailing address
9301 WILSHIRE BLVD STE #206, BEVERLY HILLS, CA 90210-6111
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2016
—
West Sahara Promenade Co LLC
—
Deed
related
$15,500,000 · Rialto Mtg Fin
Nov 16, 2006
—
The West Sahara Promenade Co LLC
The El Cerrito Plaza Co LLC
Bargain And Sale Deed
$15,500,000 · Wachovia Bank NA
Sep 7, 2000
$3,600,000
El Cerito Plaza LLC
Sahara Cimarron Partners LLC
Grant Deed
—
—
—
West Sahara Promenade Co LLC
—
Deed Of Trust
related
$15,500,000 · Rialto Mtg Fin
—
—
Sahara Cimarron Partners LLC
—
Deed Of Trust
related
$10,000,000 · First Union National Bank
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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