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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Office buildings
9455 Russell Rd Las Vegas, NV 89148-5667
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US62-0362570
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2007
Construction
FRAME
Total area
2,389 SF
Lot
0.05 ac (2,389 SF)
APN
163-31-512-023
UPID
US62-0362570
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
-
State Farm Insurance Insurance Agency
-
Lewis K Construction Construction Company
-
Caitlyn Whitford - State Farm Insurance Agent Insurance Agency
-
Richard Bakir Alternative Medicine Practice
-
Shook & Stone Personal Injury & Disability Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$560k
CAP Approach
CAP
$605k
Comparable Approach
Comparable
$768k
Blend (final)
Blend
$560k
Owner & transaction history
Aha LLC Series 1 · 2 yrs held
Aha LLC Series 1
since 2024
Last sale
$560,000
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
$560,000
ML approach
$560,000
CAP Approach
CAP Return
Estimation
6%
$655,000
6.5%
$605,000
7%
$560,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$895,000
Current use
RETAIL STORES
$895,000
Change: 0% · Conversion: Moderate
Blend value · Realmo final
$560k
Range $504k – $616k · ±10% · vs last sale $560k (Apr 5 2024)
Last sale anchor
$560k
Apr 5 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
$234 / 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
$2,968
Tax year 2023
Assessed value
$134,328
Assessed 2024
Previous assessed
$122,466
+9.7% YoY
Effective rate
2.21%
On assessed value
Assessed land
$15,469
Assessed improvement
$118,859
Land market value
$44,197
Improvement market value
$339,597
Total market value
$383,794
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2007
Construction
FRAME
Heating
YES
Stories
1
Total area
2,389 SF
Lot
0.05 ac (2,389 SF)
APN
163-31-512-023
UPID
US62-0362570
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
OFFICE BUILDING Current
Est. value
$895,000
RETAIL STORES
Est. value
$895,000
OFFICE BUILDING 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
2007
Construction
FRAME
Heating
YES
Stories
1
Lot
0.05 ac
Current owner
From public records · entity-resolved
Aha LLC Series 1
Entity
Mailing address
9455 W RUSSELL RD STE #110, LAS VEGAS, NV 89148-5609
Mailing matches property
Yes
Owner-occupied
Yes
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 5, 2024
—
Aha LLC Series 1
Aha LLC
Intrafamily Transfer
related
—
Apr 28, 2022
$560,000
Aha LLC
Ryjo LLC
Bargain And Sale Deed
—
Nov 6, 2006
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
—
—
Ryjo LLC
—
Deed Of Trust
related
$309,000 · State Farm Bk
—
—
Ryjo LLC
—
Deed Of Trust
related
$346,800 · State Farm Bank Fsb
—
—
Ryjo LLC
—
Deed Of Trust
related
$302,000 · Nevada St Bk
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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