Small Office Building on
For Sale
$875,000
415 Us Highway 95A, Fernley, NV 89408
Commercial Sale, Fernley, NV
Property Size2,400 SF
Lot Size0.06 Acres
Price / SF$364.58
Days on Market76
Property Features for 415 Us Highway 95A
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
C2
Parking features
Parking Lot
Security features
Security System
Window features
Aluminum Frames, Blinds
Lot features
Corner Lot, Level, Zero Lot Line
Standard status
Active
APN
021-132-39
Size
2,400 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Annual Amount
3611
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1999
Floors in Building
1
Building materials
Frame
Roof type
Composition
Listing Agency:
Keller Williams Group One Inc. · Keller Williams Realty
(775) 336-3800
Listed By:
Ricci Rodriguez-Elkins · License #BS.146909
(775) 240-5143
Added: Jun 9
Changed: Aug 20
Last Checked: Aug 23 at 2:06PM
MLS# 260008571
Copyright © 2026 Northern Nevada Regional MLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This small office building is offered for sale with a total building size of 2,400 square feet on a 0.06-acre lot. The property is set up as an office real estate asset and is appropriate for business operations that need a compact, dedicated space.
Located at 415 US Highway 95A in Fernley, Nevada, the site benefits from direct placement along a primary roadway. The property is within C2 zoning, which supports a range of commercial-oriented uses as defined by local zoning requirements.
For tenants, owners, or buyers seeking a manageable office footprint in Fernley, this offering provides a practical option within a C2 environment. Prospective users should review the zoning specifics and permitted uses under Fernley’s regulations to confirm fit for their intended office or professional use.
Located at 415 US Highway 95A in Fernley, Nevada, the site benefits from direct placement along a primary roadway. The property is within C2 zoning, which supports a range of commercial-oriented uses as defined by local zoning requirements.
For tenants, owners, or buyers seeking a manageable office footprint in Fernley, this offering provides a practical option within a C2 environment. Prospective users should review the zoning specifics and permitted uses under Fernley’s regulations to confirm fit for their intended office or professional use.
Key Highlights
- Built in 1999
- Frame construction with a composition roof
- Forced air heating with natural gas
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$42,426
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.85%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$848,520
$848.5K
Cap Rate 7%
$606,086
$606.1K
Cap Rate 9%
$471,400
$471.4K
Market Conditions
NOI Build-Up for 2,400 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$69.4K $28.92/SF
− Vacancy
−$12.8K −$5.35/SF
EGI
$56.6K $23.57/SF
− OpEx
−$14.1K −$5.89/SF
NOI
$42.4K $17.68/SF
Area
Lyon County, NV
Vacancy
18.50%
Lease Rate
$28.92 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$848,520
Cap Rate 7%
$606,086
Cap Rate 9%
$471,400
Alternative Uses
Best Use
Office B
$606.1K
$530.3K – $707.1K
NOI $42,426 @ 7.0% cap · market cap 4.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$739.6K
$647.2K – $862.9K
NOI $51,775 @ 7.0% cap · market cap 5.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
Explore this area
Business Placement
Demographics for 89408, NV
23,201
Population
9,039
Households
2.6
Avg Household Size
37
Median Age
16%
College-Educated
91%
High-School Grad
464.1 sq mi
ZIP Area
50
Density / Sq Mi
$87,723
Median Household Income
$46,808
Median Earnings
$1,504
Median Rent
$352,600
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - C2-zoned office property on US Highway 95A in Fernley, offering a straightforward footprint for professional use.
Where is this office building located?
The property is located at 415 Us Highway 95A Fernley, NV.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: Built in 1999; Frame construction with a composition roof; Forced air heating with natural gas
