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Property profile & analytics
OFF-MARKET
Estimated value
$2,850,000
Grocery and convenience stores
9301 Sahara Ave Las Vegas, NV 89117-5350
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US62-1187592
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1994
Construction
FRAME
Total area
3,532 SF
Lot
0.62 ac (27,007 SF)
APN
163-07-501-005
UPID
US62-1187592
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
-
76 Gas Station
-
Speedee Mart, Inc. Grocery & Convenience Store
-
Empower Electric Solar Energy Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.85M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.12M
Blend (final)
Blend
$2.85M
Owner & transaction history
Woody Mac 113 LLC · 2 yrs held
Woody Mac 113 LLC
since 2024
Last sale
$2.9M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.2M
+45.7%
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
$2,850,000
ML approach
$2,850,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,235,000
Change: +46% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,960,000
Change: +28% · Conversion: Difficult
Blend value · Realmo final
$2.85M
Range $2.57M – $3.14M · ±10% · vs last sale $2.85M (Jan 18 2024)
Last sale anchor
$2.85M
Jan 18 2024
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
$807 / 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
$12,458
Tax year 2023
Assessed value
$462,104
Assessed 2024
Previous assessed
$417,448
+10.7% YoY
Effective rate
2.70%
On assessed value
Assessed land
$260,888
Assessed improvement
$201,216
Land market value
$745,394
Improvement market value
$574,903
Total market value
$1,320,297
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
1994
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Total area
3,532 SF
Lot
0.62 ac (27,007 SF)
APN
163-07-501-005
UPID
US62-1187592
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
COMMERCIAL (GENERAL)
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$2.0M
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1994
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Lot
0.62 ac
Current owner
From public records · entity-resolved
Woody Mac 113 LLC
Entity
Mailing address
1188 WIGWAM PKWY, HENDERSON, NV 89074-8154
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 18, 2024
—
Woody Mac 113 LLC
Walter A Emery
Quit Claim Deed
related
—
Dec 21, 2021
—
Walter A Emery
—
Deed
related
$25,575,000 · Umpqua Bank
Dec 17, 2004
—
Wireless Capital Partners LLC
—
Deed Of Trust
related
$125,000,000 · Halifax Plc
Jan 8, 2004
$2,850,000
Emery,tr
All Unlimited LP
Grant Deed
$2,031,900 · Colonial Bank
—
—
Mw Cell Reit 1 LLC
—
Deed Of Trust
related
—
—
—
Emery Family Living 1980 Trust
—
Deed Of Trust
related
$748,000 · Meadows Bank
—
—
Emery Family Living 1980 Trust
—
Deed Of Trust
related
$935,000 · Meadows Bank
—
—
Emery Family Living 1980 Trust
—
Deed Of Trust
related
$770,000 · Mountain West Small Busn Fin
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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