Two-Story Office
For Sale
Contact for pricing
3025 West Sahara Avenue, Las Vegas, NV 89102
C-1-zoned office property with classroom, reception, conference, and patient-counter areas for office or healthcare use.
Property Size13,440 SF
Price / SF$252.98
Days on Market20
Property Features for 3025 West Sahara Avenue
General Information
Standard status
Active
Size
13,440 SF
Class
B
Total Parking Spaces
44
Property subtype
Retail, Office
Zoning
C-1, Las Vegas - C-1 Neighborhood Commercial Zone
Net Operating Income
$200,600
Additional Details
Highway Access
Yes
Building Details
Year Built
1988
Year Renovated
2023
Buildings
1
Stories
2
Units
3
Tenancy
Multi
Listing Agency:
eXp Realty Las Vegas
Listed By:
Wayne Kezar · License #S.0179821
Source:
Crexi
Added: Aug 11
Changed: Aug 29
Last Checked: Aug 29 at 6:58PM
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 eXp Realty Las Vegas
Investment Insights
Based on property information with market context.
This two-story office building was constructed in 1988 and includes a range of administrative and healthcare-oriented spaces. The first floor contains offices and classrooms, while the second floor provides reception, a conference room, and patient counters. The property is positioned for office use and private healthcare operations within its C-1 zoning designation.
Located at 3025 West Sahara Avenue in Las Vegas, the property sits on Sahara Boulevard east of Valley View. The Strip and I-15 freeway are identified as nearby access points, supporting connectivity to major Las Vegas destinations. The building contains 13,440 square feet of property area.
Located at 3025 West Sahara Avenue in Las Vegas, the property sits on Sahara Boulevard east of Valley View. The Strip and I-15 freeway are identified as nearby access points, supporting connectivity to major Las Vegas destinations. The building contains 13,440 square feet of property area.
Key Highlights
- 13,440‑square‑foot office building constructed in 1988
- Two‑story configuration with offices and classrooms on the first floor
- Second floor includes reception, conference room, and patient counters
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
$206,842
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
6.08%
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%
$4,136,840
$4.1M
Cap Rate 7%
$2,954,886
$3.0M
Cap Rate 9%
$2,298,244
$2.3M
Market Conditions
NOI Build-Up for 13,440 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
$322.6K $24.00/SF
− Vacancy
−$46.8K −$3.48/SF
EGI
$275.8K $20.52/SF
− OpEx
−$68.9K −$5.13/SF
NOI
$206.8K $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%
$4,136,840
Cap Rate 7%
$2,954,886
Cap Rate 9%
$2,298,244
Alternative Uses
Best Use
Office B
$2.95M
$2.59M – $3.45M
NOI $206,842 @ 7.0% cap · market cap 6.08%
Second Best
Healthcare Medical
$2.54M
$2.23M – $2.97M
NOI $178,053 @ 7.0% cap · market cap 5.24%
Theoretical Best
Specialty Retail
$4.64M
$4.06M – $5.42M
NOI $325,086 @ 7.0% cap · market cap 9.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,198
Businesses Nearby
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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Frequently Asked Questions
What type of property is this?
Office building - C-1-zoned office property with classroom, reception, conference, and patient-counter areas for office or healthcare use.
Where is this office building located?
The property is located at 3025 West Sahara Avenue Las Vegas, NV.
What is the asking price?
The asking price for this property is $3,400,000.
What are key features of this property?
This property features: 13,440‑square‑foot office building constructed in 1988; Two‑story configuration with offices and classrooms on the first floor; Second floor includes reception, conference room, and patient counters
