Distribution Center with Truck
For Sale
Contact for pricing
35 Conestoga Way, Henderson, NV 89002
Industrial facility with LED warehouse lighting, IP zoning, and access to the I-11/US-95 transportation corridor.
Property Size107,135 SF
Price / SF$228.88
Days on Market1331
Property Features for 35 Conestoga Way
General Information
Standard status
Active
Size
107,135 SF
Property subtype
INDUSTRIAL
Zoning
IP
Additional Details
Highway Access
Yes
Truck Court Depth
185 ft
Listing Agency:
Colliers | Las Vegas
(702) 836-3735
Listed By:
Jerry Doty, SIOR · License ##S.0172045
Source:
Moodyscre
Added: Jan 9, 2023
Changed: Aug 31
Last Checked: Aug 31 at 1:35AM
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 Colliers | Las Vegas
Investment Insights
Based on property information with market context.
This 107,135-square-foot distribution center at 35 Conestoga Way includes LED warehouse lighting and a concrete truck court measuring approximately 135 to 185 feet. The property carries Industrial Park (IP) zoning and is configured for logistics-oriented operations.
The facility fronts the US-95 corridor and has direct visibility from I-11/US-95, a route identified as carrying over 65,500 vehicles per day. Its location in Henderson provides access along the transportation corridor connecting Arizona and Southern California markets.
The facility fronts the US-95 corridor and has direct visibility from I-11/US-95, a route identified as carrying over 65,500 vehicles per day. Its location in Henderson provides access along the transportation corridor connecting Arizona and Southern California markets.
Key Highlights
- 107,135‑square‑foot distribution center at 35 Conestoga Way
- ±135’–±185’ concrete truck court
- Industrial Park (IP) zoning
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
$1,404,437
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
5.73%
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%
$28,088,740
$28.1M
Cap Rate 7%
$20,063,386
$20.1M
Cap Rate 9%
$15,604,856
$15.6M
Market Conditions
NOI Build-Up for 107,135 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
$1.75M $16.32/SF
− Vacancy
−$96.2K −$0.90/SF
EGI
$1.65M $15.42/SF
− OpEx
−$247.8K −$2.31/SF
NOI
$1.40M $13.11/SF
Area
Henderson, NV
Vacancy
5.50%
Lease Rate
$16.32 /SF/Yr
Expense Ratio
15.00%
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%
$28,088,740
Cap Rate 7%
$20,063,386
Cap Rate 9%
$15,604,856
Alternative Uses
Best Use
Warehouse
$20.06M
$17.56M – $23.41M
NOI $1,404,437 @ 7.0% cap · market cap 5.73%
Second Best
Industrial
$16.52M
$14.46M – $19.28M
NOI $1,156,595 @ 7.0% cap · market cap 4.72%
Theoretical Best
Specialty Retail
$37.53M
$32.84M – $43.79M
NOI $2,627,100 @ 7.0% cap · market cap 10.71%
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
128
Businesses Nearby
Explore this area
Business Placement
Demographics for 89002, NV
37,603
Population
13,703
Households
2.7
Avg Household Size
39
Median Age
27%
College-Educated
94%
High-School Grad
8.7 sq mi
ZIP Area
4,322
Density / Sq Mi
$98,725
Median Household Income
$49,842
Median Earnings
$1,844
Median Rent
$427,500
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Distribution center - Industrial facility with LED warehouse lighting, IP zoning, and access to the I-11/US-95 transportation corridor.
Where is this distribution center located?
The property is located at 35 Conestoga Way Henderson, NV.
What is the asking price?
The asking price for this property is $24,521,059.
What are key features of this property?
This property features: 107,135‑square‑foot distribution center at 35 Conestoga Way; ±135’–±185’ concrete truck court; Industrial Park (IP) zoning
