Single-Story Office
For Sale
Contact for pricing
4285 N Rancho Dr, Las Vegas, NV 89130
Single-story office building in a maintained business park campus with a history of upgrades since its 2005–2006 construction.
Property Size24,658 SF
Price / SF$239.27
Days on Market145
Property Features for 4285 N Rancho Dr
General Information
Standard status
Active
Size
24,658 SF
Class
B
Property subtype
Office, Retail
Zoning
C2
Occupancy
100%
Investment Type
Stabilized
Net Operating Income
$435,455
Building Details
Year Built
2005
Year Renovated
2024
Buildings
1
Stories
1
Units
6
Tenancy
Multi
Listing Agency:
Executive Realty Services
Listed By:
Cici Cong · License #S.0180161
Source:
Crexi
Added: Apr 19
Changed: Sep 6
Last Checked: Sep 10 at 6:02AM
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.
Executive Realty Services presents an opportunity to acquire a 24,658 SF single-story office building located within the Northbrooke Business Park. The property is set on a campus described as meticulously maintained, including signature tropical landscaping, and reflects a contemporary build with subsequent upgrades over time.
The building is positioned in the Northwest Las Vegas submarket just south of Craig Road, with convenient access to the North Las Vegas Airport just minutes away. It is surrounded by an affluent mix of residential neighborhoods, retail hubs, and professional centers within a well-capitalized office campus setting.
Constructed in 2005–2006, the original construction and build-out totaled approximately $350 PSF, followed by consistent improvements in the years since.
The building is positioned in the Northwest Las Vegas submarket just south of Craig Road, with convenient access to the North Las Vegas Airport just minutes away. It is surrounded by an affluent mix of residential neighborhoods, retail hubs, and professional centers within a well-capitalized office campus setting.
Constructed in 2005–2006, the original construction and build-out totaled approximately $350 PSF, followed by consistent improvements in the years since.
Key Highlights
- 24,658 SF single‑story office building in Northbrooke Business Park campus
- Built in 2005/2006 with original construction and build‑out at approximately $350 PSF
- Single‑story office layout within a maintained business park campus
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
$379,487
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
6.43%
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%
$7,589,740
$7.6M
Cap Rate 7%
$5,421,243
$5.4M
Cap Rate 9%
$4,216,522
$4.2M
Market Conditions
NOI Build-Up for 24,658 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
$591.8K $24.00/SF
− Vacancy
−$85.8K −$3.48/SF
EGI
$506.0K $20.52/SF
− OpEx
−$126.5K −$5.13/SF
NOI
$379.5K $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%
$7,589,740
Cap Rate 7%
$5,421,243
Cap Rate 9%
$4,216,522
Alternative Uses
Best Use
Office B
$5.42M
$4.74M – $6.32M
NOI $379,487 @ 7.0% cap · market cap 6.43%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$8.52M
$7.46M – $9.94M
NOI $596,426 @ 7.0% cap · market cap 10.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
867
Businesses Nearby
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Business Placement
Demographics for 89130, NV
34,212
Population
13,819
Households
2.5
Avg Household Size
42
Median Age
23%
College-Educated
91%
High-School Grad
7.7 sq mi
ZIP Area
4,443
Density / Sq Mi
$82,599
Median Household Income
$42,723
Median Earnings
$1,620
Median Rent
$391,300
Median Home Value
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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 - Single-story office building in a maintained business park campus with a history of upgrades since its 2005–2006 construction.
Where is this office building located?
The property is located at 4285 N Rancho Dr Las Vegas, NV.
What is the asking price?
The asking price for this property is $5,900,000.
What are key features of this property?
This property features: 24,658 SF single‑story office building in Northbrooke Business Park campus; Built in 2005/2006 with original construction and build‑out at approximately $350 PSF; Single‑story office layout within a maintained business park campus
