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Property profile & analytics
OFF-MARKET
Estimated value
$1,235,000
Grocery and convenience stores
8490 Westcliff Dr Las Vegas, NV 89145-3906
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US62-1289934
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1998
Construction
FRAME
Total area
3,598 SF
Lot
0.87 ac (37,897 SF)
APN
138-28-401-009
UPID
US62-1289934
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
-
Watermill Express Big Box & Wholesale Store
-
ATM (Convenience Superstore) Grocery & Convenience Store
-
Pacific Digital LLC Professional Services
-
Western Union Bank Credit Union
-
Amazon Locker - Bullmastiff Postal Service Courier Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.34M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.24M
Owner & transaction history
Blu Diamond & Durango LLC · 13 yrs held
Blu Diamond & Durango LLC
since 2013
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.0M
+27.9%
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%
$1,450,000
6.5%
$1,340,000
7%
$1,245,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,560,000
Current use
AUTO REPAIR, GARAGE
$2,000,000
Change: +28% · Conversion: Difficult
RETAIL STORES
$1,345,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$1.24M
Range $1.11M – $1.36M · ±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
$343 / 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
$11,930
Tax year 2023
Assessed value
$429,076
Assessed 2024
Previous assessed
$374,478
+14.6% YoY
Effective rate
2.78%
On assessed value
Assessed land
$211,560
Assessed improvement
$217,516
Land market value
$604,457
Improvement market value
$621,474
Total market value
$1,225,931
Applied tax rate
200.0000
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
1998
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Total area
3,598 SF
Lot
0.87 ac (37,897 SF)
APN
138-28-401-009
UPID
US62-1289934
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
$1.6M
AUTO REPAIR, GARAGE
Est. value
$2.0M
RETAIL STORES
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
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
1998
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Lot
0.87 ac
Current owner
From public records · entity-resolved
Blu Diamond & Durango LLC
Entity
Mailing address
5195 LAS VEGAS BLVD S, LAS VEGAS, NV 89119-3209
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 29, 2022
—
Blue Diamond & Durango LLC
—
Deed
related
$3,650,000 · Genubank
Jun 19, 2013
$1,500,000
Blu Diamond & Durango LLC
Bank Of Nv
Grant Deed
$1,300,000 · We Reno LLC
Jun 19, 2013
$1,400,000
Bank Of Nv
Nevada Title Co
Trustees Deed
related
—
Oct 31, 2006
$2,605,000
Red Card LLC
Zayd Properties LLC
Grant Deed
$2,400,000 · Bank Of Nevada
Nov 15, 2004
—
Zayd Properties LLC
Owner,record
Grant Deed
related
—
Sep 7, 2004
—
Zayd Properties LLC
Assahouri,abdel & Mona
Quit Claim Deed
related
—
May 15, 2003
$1,350,000
Abdel Assahouri
Newby,tr
Grant Deed
$193,250 · Community National Bank
Feb 27, 1997
$600,000
Newby Trust
Turtle Stop INC
Grant Deed
—
—
—
Blue Diamond & Durango LLC
—
Deed Of Trust
related
$1,450,000 · Kirkwood Bk/nv
—
—
Turtle Stop #13 LLC
—
Deed Of Trust
related
$340,318 · Commercial Petroleum Equipment
—
—
Red Card LLC
—
Deed Of Trust
related
$250,000 · Bank Of Nevada
—
—
Red Card LLC
—
Deed Of Trust
related
$1,092,591 · Bank Of Nevada
—
—
Red Card LLC
—
Deed Of Trust
related
$1,444,898 · Bank Of Nevada
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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