Medical Office Building with Three
For Sale
$845,000
415 Highway 95A E, Fernley, NV 89408
Freestanding professional office property with medical-office infrastructure, multiple finished suites, and convenient regional transportation access.
Property Size3,800 SF
Price / SF$222.37
Days on Market10
Property Features for 415 Highway 95A E
General Information
Standard status
Active
Size
3,800 SF
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Additional Details
Office Units
3
Building Details
Year Built
2004
Buildings
1
Listing Agency:
Coldwell Banker Select ZC
(775) 721-1196
Listed By:
Anthony Laurian
(775) 721-1196
Source:
At-realty
Added: Aug 21
Changed: Aug 30
Last Checked: Aug 30 at 5:17PM
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 Coldwell Banker Select ZC
Investment Insights
Based on property information with market context.
Constructed in 2004, this medical office property contains 3,800 square feet arranged across three finished suites. The building includes two bathrooms, two kitchen or utility areas, air conditioning, and substantial plumbing and electrical capacity suited to medical or professional office operations.
The property is located at 415 Highway 95A E in Fernley, with access to Highway 80 and nearby railroad infrastructure. It is approximately 14 miles from the country’s largest industrial complex and about 45 minutes from Reno airport. The surrounding community provides housing for workers at nearby industrial facilities.
The property is located at 415 Highway 95A E in Fernley, with access to Highway 80 and nearby railroad infrastructure. It is approximately 14 miles from the country’s largest industrial complex and about 45 minutes from Reno airport. The surrounding community provides housing for workers at nearby industrial facilities.
Key Highlights
- 3,800‑square‑foot medical office building constructed in 2004
- Three finished suites with two bathrooms
- Two kitchen or utility areas within the building
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
$67,174
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
7.95%
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%
$1,343,480
$1.3M
Cap Rate 7%
$959,629
$959.6K
Cap Rate 9%
$746,378
$746.4K
Market Conditions
NOI Build-Up for 3,800 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
$109.9K $28.92/SF
− Vacancy
−$20.3K −$5.35/SF
EGI
$89.6K $23.57/SF
− OpEx
−$22.4K −$5.89/SF
NOI
$67.2K $17.68/SF
Area
Lyon County, NV
Vacancy
18.50%
Lease Rate
$28.92 /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%
$1,343,480
Cap Rate 7%
$959,629
Cap Rate 9%
$746,378
Alternative Uses
Best Use
Office B
$959.6K
$839.7K – $1.12M
NOI $67,174 @ 7.0% cap · market cap 7.95%
Second Best
Healthcare Medical
$767.4K
$671.5K – $895.4K
NOI $53,721 @ 7.0% cap · market cap 6.36%
Theoretical Best
Office A
$1.17M
$1.02M – $1.37M
NOI $81,978 @ 7.0% cap · market cap 9.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Office units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
26
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 89408, NV
23,201
Population
9,039
Households
2.6
Avg Household Size
37
Median Age
16%
College-Educated
91%
High-School Grad
464.1 sq mi
ZIP Area
50
Density / Sq Mi
$87,723
Median Household Income
$46,808
Median Earnings
$1,504
Median Rent
$352,600
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Freestanding professional office property with medical-office infrastructure, multiple finished suites, and convenient regional transportation access.
Where is this medical office space located?
The property is located at 415 Highway 95A E Fernley, NV.
What is the asking price?
The asking price for this property is $845,000.
What are key features of this property?
This property features: 3,800‑square‑foot medical office building constructed in 2004; Three finished suites with two bathrooms; Two kitchen or utility areas within the building
