Multi-Unit Office
For Sale
$1,957,000
805 E Main Street, Fernley, NV 89408
Commercial Sale, Fernley, NV
Property Size10,104 SF
Lot Size1.08 Acres
Price / SF$193.69
Days on Market867
Property Features for 805 E Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C1
Parking
40
Security features
Security System
Window features
Double Pane Windows
Subdivision
Good Earth
Lot features
Landscaped
Directions
7th Street
Standard status
Active
APN
020-222-21
Size
10,104 SF
Lot size
1.08 Acres
Taxes and HOA fees
Tax Annual Amount
15186
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Natural Gas
Water source
Public
Building Details
Year built
1991
Floors in Building
1
Number of units
4
Flooring type
Carpet, Vinyl
Building materials
Brick, Frame, Stucco
Roof type
Shingle, Composition
Listing Agency:
Cardin Realty Pros
(775) 575-9999
Listed By:
Kellie Flodman · License #B.38999
(775) 690-5348
Added: Apr 23, 2024
Changed: Sep 3
Last Checked: Sep 6 at 2:06AM
MLS# 240004493
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 10,104-square-foot office property is configured for multiple occupants and was built in 1991. The building uses brick, frame, and stucco construction, with vinyl and carpet flooring, natural-gas heating, shingle and composition roofing, public water, and public sewer. Gas and electric service are individually metered for each unit.
Set on 1.08 acres at 805 E Main Street in Fernley, the property has frontage along Main Street and is positioned in a visible commercial setting. Existing occupants include a veterinary clinic, dental practice, medical insurance office, and gaming and card shop. C1 zoning supports the current blend of office, medical, and retail activity, subject to applicable requirements.
Set on 1.08 acres at 805 E Main Street in Fernley, the property has frontage along Main Street and is positioned in a visible commercial setting. Existing occupants include a veterinary clinic, dental practice, medical insurance office, and gaming and card shop. C1 zoning supports the current blend of office, medical, and retail activity, subject to applicable requirements.
Key Highlights
- 10,104 square feet on 1.08 acres
- C1 zoning with office, medical, and retail occupancy
- Main Street frontage at 805 E Main Street, Fernley, NV 89408
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
$178,612
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
9.13%
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%
$3,572,240
$3.6M
Cap Rate 7%
$2,551,600
$2.6M
Cap Rate 9%
$1,984,578
$2.0M
Market Conditions
NOI Build-Up for 10,104 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
$292.2K $28.92/SF
− Vacancy
−$54.1K −$5.35/SF
EGI
$238.1K $23.57/SF
− OpEx
−$59.5K −$5.89/SF
NOI
$178.6K $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%
$3,572,240
Cap Rate 7%
$2,551,600
Cap Rate 9%
$1,984,578
Alternative Uses
Best Use
Office B
$2.55M
$2.23M – $2.98M
NOI $178,612 @ 7.0% cap · market cap 9.13%
Second Best
Healthcare Medical
$2.04M
$1.79M – $2.38M
NOI $142,842 @ 7.0% cap · market cap 7.30%
Theoretical Best
Office A
$3.11M
$2.72M – $3.63M
NOI $217,975 @ 7.0% cap · market cap 11.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
237
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 units - C1-zoned commercial property with separately metered units and a mix of professional, medical, and retail occupants.
Where is this office units located?
The property is located at 805 E Main Street Fernley, NV.
What is the asking price?
The asking price for this property is $1,957,000.
What are key features of this property?
This property features: 10,104 square feet on 1.08 acres; C1 zoning with office, medical, and retail occupancy; Main Street frontage at 805 E Main Street, Fernley, NV 89408
