Anchored Retail Shopping
For Sale
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110 N Boulder Hwy, Henderson, NV 89015
Fee-simple sale of a 100% occupied shopping center anchored by Albertsons at a hard corner with 62,000+ VPD.
Property Size19,670 SF
Price / SF$506.35
Days on Market174
Property Features for 110 N Boulder Hwy
General Information
Standard status
Active
Size
19,670 SF
Property subtype
RETAIL
Occupancy
100%
Site & Location
Traffic Count
62,000 vehicles/day
Highway Access
Yes
Building Details
Tenancy
Multi
Listing Agency:
Adelphi Property Advisors LLC
(702) 755-5486
Listed By:
Mica Berg · License #76067
(702) 755-5559
Source:
Moodyscre
Added: Mar 16
Changed: Sep 4
Last Checked: Sep 4 at 2:22PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Adelphi Property Advisors LLC
Investment Insights
Based on property information with market context.
Lake Mead Gateway Plaza is offered for acquisition as a fee simple shopping center with 100% occupancy anchored by Albertsons (not part of the property). The center includes multiple national and regional tenants, such as H&R Block, Capriotti’s, Freeway Insurance, and Marco’s Pizza.
The property is located at the hard corner of N Boulder Hwy and E Lake Mead Pkwy in Henderson, Nevada, with over 62,000 VPD. Lake Mead Gateway Plaza is adjacent to Cadence, a 2,200-acre master planned community.
Tenants at the property include 11 of the 14 current tenants (81% of income) that have occupied the center since 2018 or prior.
The property is located at the hard corner of N Boulder Hwy and E Lake Mead Pkwy in Henderson, Nevada, with over 62,000 VPD. Lake Mead Gateway Plaza is adjacent to Cadence, a 2,200-acre master planned community.
Tenants at the property include 11 of the 14 current tenants (81% of income) that have occupied the center since 2018 or prior.
Key Highlights
- Fee‑simple sale of Lake Mead Gateway Plaza, a 100% occupied shopping center anchored by Albertsons
- Located at the hard corner of N Boulder Hwy and E Lake Mead Pkwy in Henderson, NV with 62,000+ VPD
- Tenant mix includes H&R Block, Capriotti’s, Freeway Insurance, and Marco’s Pizza
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
$450,180
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
4.52%
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%
$9,003,600
$9.0M
Cap Rate 7%
$6,431,143
$6.4M
Cap Rate 9%
$5,002,000
$5.0M
Market Conditions
NOI Build-Up for 19,670 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
$672.7K $34.20/SF
− Vacancy
−$29.6K −$1.50/SF
EGI
$643.1K $32.70/SF
− OpEx
−$192.9K −$9.81/SF
NOI
$450.2K $22.89/SF
Area
ZIP 89015
Vacancy
4.40%
Lease Rate
$34.20 /SF/Yr
Expense Ratio
30.00%
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%
$9,003,600
Cap Rate 7%
$6,431,143
Cap Rate 9%
$5,002,000
Alternative Uses
Best Use
Retail
$6.43M
$5.63M – $7.50M
NOI $450,180 @ 7.0% cap · market cap 4.52%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$6.89M
$6.03M – $8.04M
NOI $482,336 @ 7.0% cap · market cap 4.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
62,000 VPD
Traffic count
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,160
Businesses Nearby
315k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 45%
Superstores 32%
Shops & Services 13%
Groceries 9%
Walmart
Superstores
99,854 visits/mo
0.3 miles
McDonald's
Dining
32,784 visits/mo
0.2 miles
Albertsons
Groceries
28,210 visits/mo
0.0 miles
SONIC Drive In
Dining
17,943 visits/mo
0.4 miles
Jack in the Box
Dining
15,777 visits/mo
0.4 miles
Demographics for 89015, NV
41,203
Population
16,812
Households
2.5
Avg Household Size
41
Median Age
20%
College-Educated
89%
High-School Grad
37.3 sq mi
ZIP Area
1,105
Density / Sq Mi
$71,300
Median Household Income
$41,509
Median Earnings
$1,324
Median Rent
$373,700
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Lake mead gateway plaza — 110 North Boulder Highway 130, 170 N Boulder Hwy, Henderson, NV 89015
Frequently Asked Questions
What type of property is this?
Shopping center - Fee-simple sale of a 100% occupied shopping center anchored by Albertsons at a hard corner with 62,000+ VPD.
Where is this shopping center located?
The property is located at 110 N Boulder Hwy Henderson, NV.
What is the asking price?
The asking price for this property is $9,960,000.
What are key features of this property?
This property features: Fee‑simple sale of Lake Mead Gateway Plaza, a 100% occupied shopping center anchored by Albertsons; Located at the hard corner of N Boulder Hwy and E Lake Mead Pkwy in Henderson, NV with 62,000+ VPD; Tenant mix includes H&R Block, Capriotti’s, Freeway Insurance, and Marco’s Pizza
