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Property profile & analytics
OFF-MARKET
Estimated value
$5,090,000
Outlet malls
8610 Spg Mtn Rd Las Vegas, NV 89117-8600
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US62-0434845
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
17,073 SF
Lot
1.53 ac (66,647 SF)
APN
163-17-515-023
UPID
US62-0434845
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
-
Smile Shota Restaurant
-
Curry Ya Las Vegas Restaurant
-
Teddy Tea Coffee Cafe & Coffee Shop
-
Cheongdam Food Hall Restaurant
-
TACOS By Carmen and Jose Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.22M
CAP Approach
CAP
$5.93M
Comparable Approach
Comparable
$5.20M
Blend (final)
Blend
$5.09M
Owner & transaction history
Dreamfactory NA & Ma LLC · 4 yrs held
Dreamfactory NA & Ma LLC
since 2021
Last sale
$4.5M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$7.4M
+16.1%
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
$5,195,000
ML approach
$5,220,000
CAP Approach
CAP Return
Estimation
6%
$6,425,000
6.5%
$5,930,000
7%
$5,505,000
Alternative Use
Use
Estimation
RETAIL STORES
$6,385,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$7,410,000
Change: +16% · Conversion: Moderate
Blend value · Realmo final
$5.09M
Range $4.58M – $5.60M · ±10% · vs last sale $4.50M (Dec 28 2021)
Last sale anchor
$4.50M
Dec 28 2021
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
$298 / 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
$20,877
Tax year 2023
Assessed value
$963,302
Assessed 2024
Previous assessed
$879,963
+9.5% YoY
Effective rate
2.17%
On assessed value
Assessed land
$513,182
Assessed improvement
$450,120
Land market value
$1,466,234
Improvement market value
$1,286,057
Total market value
$2,752,291
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
1
Total area
17,073 SF
Lot
1.53 ac (66,647 SF)
APN
163-17-515-023
UPID
US62-0434845
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
RETAIL STORES Current
Est. value
$6.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.4M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
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
Lot
1.53 ac
Current owner
From public records · entity-resolved
Dreamfactory NA & Ma LLC
Entity
Mailing address
7180 WHITE BLOOM AVE, LAS VEGAS, NV 89117-3821
Ownership since
2021
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
Apr 18, 2022
—
Dreamfactory NA & Ma LLC
—
Deed
related
$2,250,000 · Bank Of George
Dec 28, 2021
$4,500,000
Dreamfactory NA & Ma LLC
Apple Loop LLC
Bargain And Sale Deed
$2,250,000 · Apple Loop LLC
Dec 14, 2012
$3,336,400
Apple Loop LLC
Landis Family LLC
Bargain And Sale Deed
—
Sep 10, 1999
—
Landis Family LLC
Chavoor Trust
Grant Deed
related
—
Jan 22, 1999
$1,060,000
Landis Trust
5 Star Properties Spring Mtn
Grant Deed
—
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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