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Property profile & analytics
OFF-MARKET
Estimated value
$12,115,000
Investment properties
9330 Sahara Ave Ste 250 Las Vegas, NV 89117-8828
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US62-1025635
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2004
Construction
FRAME
Total area
34,666 SF
Lot
0.73 ac (31,799 SF)
APN
163-06-816-019
UPID
US62-1025635
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$8.05M
Comparable Approach
Comparable
$11.31M
Blend (final)
Blend
$12.12M
Owner & transaction history
Ops 1 LLC · 6 yrs held
Ops 1 LLC
since 2019
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$8,725,000
6.5%
$8,050,000
7%
$7,475,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$19,255,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$12.12M
Range $10.90M – $13.33M · ±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
$349 / 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
$45,493
Tax year 2023
Assessed value
$1,923,142
Assessed 2024
Previous assessed
$1,685,065
+14.1% YoY
Effective rate
2.37%
On assessed value
Assessed land
$233,723
Assessed improvement
$1,689,419
Land market value
$667,780
Improvement market value
$4,826,911
Total market value
$5,494,691
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2004
Construction
FRAME
Heating
HEAT PUMP
Stories
2
Total area
34,666 SF
Lot
0.73 ac (31,799 SF)
APN
163-06-816-019
UPID
US62-1025635
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
AUTO REPAIR, GARAGE
Est. value
$19.3M
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
2004
Construction
FRAME
Heating
HEAT PUMP
Stories
2
Lot
0.73 ac
Current owner
From public records · entity-resolved
Ops 1 LLC
Entity
Mailing address
8461 FARM RD STE #120, LAS VEGAS, NV 89131-8306
Ownership since
2019
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
Dec 11, 2019
$51,000,000
Ops 1 LLC
G&i Viii Village Square LLC
Bargain And Sale Deed
$23,000,000 · Zb NA
Mar 4, 2011
$27,260,000
Bank Of America NA 2007-top25 Tr
Nevada Title Co
Trustees Deed
related
—
Dec 15, 2006
—
Village Square Shopping Center LLC
Triple Five Development Group Centr
Bargain And Sale Deed
$59,680,000 · Wells Fargo Bank NA
Jun 23, 2004
—
Tripple Five Intercontimental
—
Grant Deed
related
$19,000,000 · Us Bank NA
May 20, 2003
—
Triple Five Intercontinental
—
Trustees Deed
related
$5,000,000 · Advantage Realty Advisors LLC
Jun 12, 2002
$1,075,000
Triple Five Intercontinental
Kyoto Bowl Investments INC
Grant Deed
$825,000 · Bank Of Nevada
—
—
G & I Viii Village Square LLC
—
Deed Of Trust
related
$27,200,000 · Cit Bk
—
—
9440 West Sahara Holdings LLC
—
Deed Of Trust
related
$19,125,000 · Bank Of America
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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