Leased Office Investment
For Sale
Contact for pricing
3077 E Warm Springs Rd, Las Vegas, NV
100% leased office building with long-term tenants.
Property Size10,530 SF
Lot Size0.69 Acres
Price / SF$198.96
Days on Market715
Property Features for 3077 E Warm Springs Rd
General Information
Standard status
Active
Size
10,530 SF
Lot size
0.69 Acres
Property subtype
OFFICE
Listing Agency:
Hatrak Commercial
(702) 826-0050
Listed By:
Rob Hatrak · License #B.144920,PM.168447.BKR
(702) 271-3520
Source:
Moodyscre
Added: Oct 2, 2024
Changed: Sep 8
Last Checked: Sep 15 at 11:08AM
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 Hatrak Commercial
Investment Insights
Based on property information with market context.
This property presents a 100% leased office investment opportunity with stable tenancy supported by long-term leases featuring 3% annual rent escalations. It is situated within a well-maintained professional garden office business park. The location provides convenient access to several freeway access points and is in close proximity to Harry Reid International Airport. The property is impeccably maintained with no known deferred maintenance. Current lease rates suggest potential for future rent growth. The property size is 10530 square feet.
Key Highlights
- 100% leased office investment opportunity providing immediate income.
- Stable tenancy on long‑term leases ensures consistent cash flow.
- Annual 3% rent escalations provide built‑in income growth.
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
$162,057
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
7.74%
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%
$3,241,140
$3.2M
Cap Rate 7%
$2,315,100
$2.3M
Cap Rate 9%
$1,800,633
$1.8M
Market Conditions
NOI Build-Up for 10,530 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
$252.7K $24.00/SF
− Vacancy
−$36.6K −$3.48/SF
EGI
$216.1K $20.52/SF
− OpEx
−$54.0K −$5.13/SF
NOI
$162.1K $15.39/SF
Area
Las Vegas, NV
Vacancy
14.50%
Lease Rate
$24.00 /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%
$3,241,140
Cap Rate 7%
$2,315,100
Cap Rate 9%
$1,800,633
Alternative Uses
Best Use
Office B
$2.32M
$2.03M – $2.70M
NOI $162,057 @ 7.0% cap · market cap 7.74%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.64M
$3.18M – $4.24M
NOI $254,699 @ 7.0% cap · market cap 12.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
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924
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Market
Vacancy Rate% for Office in Las Vegas, NV
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Frequently Asked Questions
What type of property is this?
Office building - 100% leased office building with long-term tenants.
Where is this office building located?
The property is located at 3077 E Warm Springs Rd Las Vegas, NV.
What is the asking price?
The asking price for this property is $2,095,000.
What are key features of this property?
This property features: 100% leased office investment opportunity providing immediate income.; Stable tenancy on long‑term leases ensures consistent cash flow.; Annual 3% rent escalations provide built‑in income growth.
