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Property profile & analytics
OFF-MARKET
Estimated value
$19,820,000
Investment properties
9555 Eastern Ave Las Vegas, NV 89123-7992
Entity Owned
21-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US62-0449873
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2007
Construction
FRAME
Total area
36,341 SF
Lot
4.06 ac (176,854 SF)
APN
177-23-803-001
UPID
US62-0449873
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
-
Las Vegas Eye Institute Physician Ophthalmologist
-
Enterprise Rent-A-Car Car Rental Facility
-
Aloha Pacific Federal Credit Union Credit Union
-
Firehouse Subs Las Vegas - Eastern & Richmar Take-out & Catering
-
PROTEINHOUSE Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$18.24M
Blend (final)
Blend
$19.82M
Owner & transaction history
Sansone Richmar Plaza LLC · 21 yrs held
Sansone Richmar Plaza LLC
since 2005
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$26.2M
+14.0%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$22,985,000
Current use
RESTAURANT
$26,190,000
Change: +14% · Conversion: Difficult
AUTO REPAIR, GARAGE
$20,185,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$19.82M
Range $17.84M – $21.80M · ±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
$545 / 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
$88,661
Tax year 2023
Assessed value
$3,545,386
Assessed 2024
Previous assessed
$3,094,309
+14.6% YoY
Effective rate
2.50%
On assessed value
Assessed land
$1,176,079
Assessed improvement
$2,369,307
Land market value
$3,360,226
Improvement market value
$6,769,449
Total market value
$10,129,675
Applied tax rate
470.0000
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
2007
Construction
FRAME
Heating
YES
Buildings
3
Stories
2
Total area
36,341 SF
Lot
4.06 ac (176,854 SF)
APN
177-23-803-001
UPID
US62-0449873
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) Current
Est. value
$23.0M
RESTAURANT
Est. value
$26.2M
AUTO REPAIR, GARAGE
Est. value
$20.2M
COMMERCIAL (GENERAL) Current
RESTAURANT
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
2007
Construction
FRAME
Heating
YES
Stories
2
Buildings
3
Lot
4.06 ac
Current owner
From public records · entity-resolved
Sansone Richmar Plaza LLC
Entity
Mailing address
2580 SAINT ROSE PKWY STE #125, HENDERSON, NV 89074-7792
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
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
Aug 29, 2017
—
Sansone Richmar Plaza LLC
—
Deed
related
$11,325,000 · Miscellaneous Ins Co
Feb 24, 2006
—
Sansone Richmar Plaza LLC
—
Trustees Deed
related
$12,873,454 · Nevada State Bank
Jul 8, 2005
—
Sansone Richmar Plaza LLC
Sansone Richmar Plaza LLC
Quit Claim Deed
—
Jan 13, 2005
$4,300,000
Sansone Richmar Plaza LLC
Del Mar At Richmar LLC
Bargain And Sale Deed
$5,347,500 · First National Bank Of Nevada
Oct 8, 1998
$1,700,000
Del Mar At Richmar LLC
Walker,kim & Kerry L
Grant Deed
$850,000 · Pioneer Citizens Bank Nevada
Nov 10, 1997
$131,500
Kim Walker
Walker Land Partnership
Quit Claim Deed
related
—
—
—
Sansone Richmar Plaza LLC
—
Deed Of Trust
related
$13,500,000 · Bank Of America
—
—
Sansone Richmar Plaza LLC
—
Deed Of Trust
related
$11,325,000 · Miscellaneous Ins Co
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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