Multi-Building Office
For Sale
$3,181,500
415 HWY 95A, Fernley, NV 89408
Five office buildings built in 2004 are offered as a fully leased portfolio totaling approximately 15,100 sq. ft.
Property Size15,100 SF
Price / SF$210.70
Days on Market282
Property Features for 415 HWY 95A
General Information
Standard status
Active
Size
15,100 SF
Property subtype
Office
Occupancy
100%
Additional Details
Business Included
Yes
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$24,508
Amenities
Central Air, Electric
3
Ceramic Tile, Carpet
Carbon Monoxide Detector
Composition, Shake, Pitched
Parking. Cul-De-Sac.
34 Parking Spaces. Disabled Parking, Lot, Paved Driveway.
Level
0.85
Landscaped. Cul-De-Sac, Public Roads, Paved Road, Level.
Building Details
Year Built
2004
Stories
1
Listing Agency:
Coldwell Banker Select ZC
(775) 721-1196
Listed By:
Anthony Laurian
(775) 721-1196
Source:
Xome
Added: Nov 1, 2025
Changed: Aug 8
Last Checked: Aug 8 at 3:58AM
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.
The offering includes Buildings E, F, G, H, and I within the Sierra Meadows Business Plaza. The five fully leased office buildings total approximately 15,100 square feet and were built in 2004. The portfolio is described as meticulously maintained and is positioned for steady occupancy under in-place leases.
The property is located in Fernley and highlights convenient access to Interstate 80 and transcontinental rail, with an approximately 45-minute drive to Reno-Tahoe International Airport. The remarks indicate the buildings serve businesses tied to the region’s industrial growth.
All units are reported as fully leased at competitive market rates. Individual building prices are provided for Buildings E, F, G, H, and I, supporting the portfolio structure while also offering a straightforward basis for underwriting across the five assets.
The property is located in Fernley and highlights convenient access to Interstate 80 and transcontinental rail, with an approximately 45-minute drive to Reno-Tahoe International Airport. The remarks indicate the buildings serve businesses tied to the region’s industrial growth.
All units are reported as fully leased at competitive market rates. Individual building prices are provided for Buildings E, F, G, H, and I, supporting the portfolio structure while also offering a straightforward basis for underwriting across the five assets.
Key Highlights
- Five fully leased office buildings (Buildings E, F, G, H & I) in the Sierra Meadows Business Plaza
- Total approx. 15,100 sq. ft.; built in 2004
- Portfolio priced at $225/sq. ft., offered below replacement cost; individual pricing: E $845K, F $845K, G $565K, H $585K, I $695K
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
$266,928
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
8.39%
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%
$5,338,560
$5.3M
Cap Rate 7%
$3,813,257
$3.8M
Cap Rate 9%
$2,965,867
$3.0M
Market Conditions
NOI Build-Up for 15,100 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
$436.7K $28.92/SF
− Vacancy
−$80.8K −$5.35/SF
EGI
$355.9K $23.57/SF
− OpEx
−$89.0K −$5.89/SF
NOI
$266.9K $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%
$5,338,560
Cap Rate 7%
$3,813,257
Cap Rate 9%
$2,965,867
Alternative Uses
Best Use
Office B
$3.81M
$3.34M – $4.45M
NOI $266,928 @ 7.0% cap · market cap 8.39%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.65M
$4.07M – $5.43M
NOI $325,754 @ 7.0% cap · market cap 10.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
26
Businesses Nearby
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?
Office building - Five office buildings built in 2004 are offered as a fully leased portfolio totaling approximately 15,100 sq. ft.
Where is this office building located?
The property is located at 415 HWY 95A Fernley, NV.
What is the asking price?
The asking price for this property is $3,181,500.
What are key features of this property?
This property features: Five fully leased office buildings (Buildings E, F, G, H & I) in the Sierra Meadows Business Plaza; Total approx. 15,100 sq. ft.; built in 2004; Portfolio priced at $225/sq. ft., offered below replacement cost; individual pricing: E $845K, F $845K, G $565K, H $585K, I $695K
