Office
For Sale
Contact for pricing
178 N Pecos Rd, Henderson, NV 89074
Small office space for sale totaling 2,731 SF in Henderson, NV.
Property Size2,731 SF
Price / SF$283.78
Days on Market185
Property Features for 178 N Pecos Rd
General Information
Standard status
Active
Size
2,731 SF
Property subtype
OFFICE
Additional Details
Asking Price
$775,000
Listing Agency:
Lee & Associates | Reno
(775) 851-5310
Listed By:
David Bauman, SIOR, CCIM · License #S.0182687
(702) 460-7013
Source:
Moodyscre
Added: Mar 31
Changed: Sep 12
Last Checked: Oct 1 at 11:30AM
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 Lee & Associates | Reno
Investment Insights
Based on property information with market context.
This office space totals 2,731 SF and is offered for sale.
The property is located at 178 N Pecos Rd in Henderson, Nevada. It is set up as a compact workplace opportunity where tenants or owners can tailor the interior layout to their operational needs.
With the building size kept intentionally modest, the space can be well-suited for smaller teams looking for an office footprint in Henderson.
The property is located at 178 N Pecos Rd in Henderson, Nevada. It is set up as a compact workplace opportunity where tenants or owners can tailor the interior layout to their operational needs.
With the building size kept intentionally modest, the space can be well-suited for smaller teams looking for an office footprint in Henderson.
Key Highlights
- 2,731 SF office space offered for sale
- 178 N Pecos Rd, Henderson, NV 89074
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
$44,814
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
5.78%
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%
$896,280
$896.3K
Cap Rate 7%
$640,200
$640.2K
Cap Rate 9%
$497,933
$497.9K
Market Conditions
NOI Build-Up for 2,731 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
$72.4K $26.52/SF
− Vacancy
−$12.7K −$4.64/SF
EGI
$59.8K $21.88/SF
− OpEx
−$14.9K −$5.47/SF
NOI
$44.8K $16.41/SF
Area
ZIP 89074
Vacancy
17.50%
Lease Rate
$26.52 /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%
$896,280
Cap Rate 7%
$640,200
Cap Rate 9%
$497,933
Alternative Uses
Best Use
Office B
$640.2K
$560.2K – $746.9K
NOI $44,814 @ 7.0% cap · market cap 5.78%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$943.7K
$825.7K – $1.10M
NOI $66,057 @ 7.0% cap · market cap 8.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
655
Businesses Nearby
Explore this area
Business Placement
Demographics for 89074, NV
52,243
Population
22,310
Households
2.3
Avg Household Size
42
Median Age
37%
College-Educated
94%
High-School Grad
9.1 sq mi
ZIP Area
5,741
Density / Sq Mi
$85,995
Median Household Income
$48,656
Median Earnings
$1,782
Median Rent
$436,400
Median Home Value
Check the figures for this property
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office units - Small office space for sale totaling 2,731 SF in Henderson, NV.
Where is this office units located?
The property is located at 178 N Pecos Rd Henderson, NV.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: 2,731 SF office space offered for sale; 178 N Pecos Rd, Henderson, NV 89074
