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Property profile & analytics
OFF-MARKET
Estimated value
$3,250,000
Strip malls
8225 Sahara Ave Las Vegas, NV 89117-8962
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US62-0157729
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2001
Construction
FRAME
Total area
10,176 SF
Lot
0.82 ac (35,719 SF)
APN
163-09-102-009
UPID
US62-0157729
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
-
A New Generation Institute Medical Clinic
-
Dithra Cotton-Lewis Physician
-
New Generation Corporate Office
-
A New Generation Life Skills Crisis Center Medical Clinic
-
A Novo Care, LLC (PCA) Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.10M
CAP Approach
CAP
$3.79M
Comparable Approach
Comparable
$3.58M
Blend (final)
Blend
$3.25M
Owner & transaction history
Browder Investments LLC · 2 yrs held
Browder Investments LLC
since 2023
Last sale
$3.3M
7 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
$3,075,000
ML approach
$3,095,000
CAP Approach
CAP Return
Estimation
6%
$4,100,000
6.5%
$3,785,000
7%
$3,515,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$4,420,000
Current use
RETAIL STORES
$3,805,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$3.25M
Range $2.93M – $3.58M · ±10% · vs last sale $3.25M (Dec 6 2023)
Last sale anchor
$3.25M
Dec 6 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
$319 / 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
$13,936
Tax year 2023
Assessed value
$525,310
Assessed 2024
Previous assessed
$505,598
+3.9% YoY
Effective rate
2.65%
On assessed value
Assessed land
$262,535
Assessed improvement
$262,775
Land market value
$750,100
Improvement market value
$750,786
Total market value
$1,500,886
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2001
Construction
FRAME
Heating
YES
Stories
1
Total area
10,176 SF
Lot
0.82 ac (35,719 SF)
APN
163-09-102-009
UPID
US62-0157729
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
$4.4M
RETAIL STORES
Est. value
$3.8M
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
2001
Construction
FRAME
Heating
YES
Stories
1
Lot
0.82 ac
Current owner
From public records · entity-resolved
Browder Investments LLC
Entity
Mailing address
5940 S RAINBOW BLVD STE #400, LAS VEGAS, NV 89118-2507
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 5, 2026
—
Browder Investmentas LLC
—
Deed
related
$1,750,000 · Valley Bank Of Nevada
Dec 6, 2023
$3,250,000
Browder Investments LLC
Albiceleste LLC
Bargain And Sale Deed
$2,000,000 · Meadows Bank
Jun 15, 2023
$2,274,500
Albiceleste LLC
Sahara Cimarron LLC
Bargain And Sale Deed
$1,450,000 · Sahara Investment Fund I LP
Jan 24, 2017
—
Sahara Cimarron LLC
Nitti,anthony T
Quit Claim Deed
related
—
Aug 22, 2002
$2,275,000
Anthony T Nitti
Schwab,tr
Grant Deed
—
Aug 3, 2000
$536,000
Danart LLC
Schwab Trust
Grant Deed
—
Nov 25, 1998
$536,000
Schwab Trust
Stewart,dixson M
Grant Deed
$400,000 · Seller
Oct 12, 1998
—
Horace G Brown
Brooks,steven & Cindy C
Quit Claim Deed
related
—
—
—
Danart LLC
—
Deed Of Trust
related
$1,408,000 · Nevada First 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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