West Sahara Avenue Office
For Sale
Contact for pricing
2500 W Sahara Avenue, Las Vegas, NV 89102
Office building on West Sahara Avenue near Palace Station Casino.
Property Size22,382 SF
Price / SF$211.11
Days on Market100
Property Features for 2500 W Sahara Avenue
General Information
Standard status
Active
Size
22,382 SF
Class
B
Total Parking Spaces
95
Property subtype
Office
Zoning
C-1
Investment Type
Stabilized
Net Operating Income
$378,024
Building Details
Year Built
1996
Year Renovated
2025
Stories
2
Units
7
Tenancy
Multi
Listing Agency:
Executive Realty Services
Listed By:
Cici Cong · License #S.0180161
Source:
Crexi
Added: May 21
Changed: Aug 26
Last Checked: Aug 28 at 12:47PM
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 Executive Realty Services
Investment Insights
Based on property information with market context.
Located on West Sahara Avenue, this commercial property is directly across from Palace Station Casino, situated at the intersection of West Sahara Avenue and Rancho Drive. The West Sahara corridor is a well-established mid-city office area in Las Vegas, located between I-15 and US-95, placing it in the center of the metropolitan area's professional services hub. The property's size is 22382 square feet. The location is particularly suited for medical office use, which is currently the highest-demand segment in the West submarket, due to its proximity to two major hospital campuses and the expanding outpatient care sector. The property is located at 2500 W. Sahara Avenue, Las Vegas, NV 89102.
Key Highlights
- Prime location on West Sahara Avenue, a well‑established mid‑city office corridor.
- Directly across from Palace Station Casino.
- Positioned between I‑15 and US‑95, providing excellent accessibility.
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
$344,459
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
7.29%
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%
$6,889,180
$6.9M
Cap Rate 7%
$4,920,843
$4.9M
Cap Rate 9%
$3,827,322
$3.8M
Market Conditions
NOI Build-Up for 22,382 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
$537.2K $24.00/SF
− Vacancy
−$77.9K −$3.48/SF
EGI
$459.3K $20.52/SF
− OpEx
−$114.8K −$5.13/SF
NOI
$344.5K $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%
$6,889,180
Cap Rate 7%
$4,920,843
Cap Rate 9%
$3,827,322
Alternative Uses
Best Use
Office B
$4.92M
$4.31M – $5.74M
NOI $344,459 @ 7.0% cap · market cap 7.29%
Second Best
Healthcare Medical
$4.24M
$3.71M – $4.94M
NOI $296,517 @ 7.0% cap · market cap 6.28%
Theoretical Best
Specialty Retail
$7.73M
$6.77M – $9.02M
NOI $541,375 @ 7.0% cap · market cap 11.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,311
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 89102, NV
36,035
Population
16,964
Households
2.1
Avg Household Size
36
Median Age
18%
College-Educated
75%
High-School Grad
5.3 sq mi
ZIP Area
6,799
Density / Sq Mi
$48,518
Median Household Income
$30,703
Median Earnings
$1,206
Median Rent
$363,200
Median Home Value
Market
Vacancy Rate% for Office in Las Vegas, NV
Questions? Ask Rey
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- Animal Medical Hospital — 1914 E Sahara Ave, Las Vegas, NV 89104
Frequently Asked Questions
What type of property is this?
Medical Office Space - Office building on West Sahara Avenue near Palace Station Casino.
Where is this medical office space located?
The property is located at 2500 W Sahara Avenue Las Vegas, NV.
What is the asking price?
The asking price for this property is $4,725,000.
What are key features of this property?
This property features: Prime location on West Sahara Avenue, a well‑established mid‑city office corridor.; Directly across from Palace Station Casino.; Positioned between I‑15 and US‑95, providing excellent accessibility.
