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Property profile & analytics
OFF-MARKET
Estimated value
$8,120,000
Community centers
9080 Sahara Ave Las Vegas, NV 89117-5744
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US62-0445448
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
26,175 SF
Lot
5.57 ac (242,629 SF)
APN
163-05-410-004
UPID
US62-0445448
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
-
BioLife Plasma Services Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$9.74M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.12M
Owner & transaction history
Canyon Lakes LLC · 10 yrs held
Canyon Lakes LLC
since 2015
6 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%
$10,550,000
6.5%
$9,740,000
7%
$9,045,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$11,365,000
Current use
RETAIL STORES
$9,785,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$8.12M
Range $7.31M – $8.93M · ±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
$310 / 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
$107,499
Tax year 2023
Assessed value
$3,840,212
Assessed 2024
Previous assessed
$3,433,110
+11.9% YoY
Effective rate
2.80%
On assessed value
Assessed land
$1,613,483
Assessed improvement
$2,226,729
Land market value
$4,609,951
Improvement market value
$6,362,083
Total market value
$10,972,034
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Cooling
YES
Buildings
5
Stories
1
Total area
26,175 SF
Lot
5.57 ac (242,629 SF)
APN
163-05-410-004
UPID
US62-0445448
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
$11.4M
RETAIL STORES
Est. value
$9.8M
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
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Buildings
5
Lot
5.57 ac
Current owner
From public records · entity-resolved
Canyon Lakes LLC
Entity
Mailing address
6338 WILSHIRE BLVD, LOS ANGELES, CA 90048-5002
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 17, 2025
—
Canyon Lakes LLC
—
Deed
related
$13,400,000 · Voya Retirment Insurance & Annuity Co
Oct 15, 2025
—
Canyon Lakes LLC
—
Deed
related
$13,400,000 · Voya Retirment Insurance & Annuity Co
Sep 21, 2015
$15,500
Canyon Lakes LLC
Granite Canyon Lakes LLC
Grant Deed
related
$11,625 · Bank Of America
Nov 8, 2006
$19,200,000
Granite Canyon Lakes LLC
Canyon Lakes Plaza Prime LLC
Grant Deed
$10,300,000 · * Other Institutional Lenders
Nov 1, 2004
$14,400,000
Canyon Lakes Plaza Prime LLC
Sahara Parkway
Grant Deed
—
—
—
Sahara Parkway
—
Deed Of Trust
related
$5,875,000 · Woodman Of The World Life Ins
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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