Building Details

Building Size 4,596 SF

Year Built 1981

Buildings 1

Listed By: Pat Riggs · License #NV #Lic# S.180878 Show Phone

Source: Corfac

Added: Sep 16 Changed: Sep 17 Last Checked: Sep 16 at 2:52PM

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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 Pat Riggs

Investment Insights

Based on property information with market context.

This freestanding office property provides approximately 3,244 square feet of building area along with approximately 1,352 square feet of usable basement space. Built in 1981, the property offers a main building and additional lower-level area within a dedicated commercial setting.

The site encompasses approximately 0.516 acres at 4845 Sun Valley Blvd, Sun Valley, NV 89433. The combination of above-grade office area, usable basement space, and a freestanding configuration gives the property a practical layout for office-oriented occupancy.

Key Highlights

• Approximately 3,244 SF of building area
• Approximately 1,352 SF of usable basement space
• Freestanding commercial property

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

$76,528

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

7.03%

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%

$1,530,560 $1.5M

Cap Rate 7%

$1,093,257 $1.1M

Cap Rate 9%

$850,311 $850.3K

Market Conditions

NOI Build-Up for 4,596 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

$115.8K $25.20/SF

− Vacancy

−$13.8K −$3.00/SF

EGI

$102.0K $22.20/SF

− OpEx

−$25.5K −$5.55/SF

NOI

$76.5K $16.65/SF

Area

Washoe County, NV

Vacancy

11.90%

Lease Rate

$25.20 /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%

$1,530,560

Cap Rate 7%

$1,093,257

Cap Rate 9%

$850,311

Alternative Uses

Best Use

Office B

$1.09M

$956.6K – $1.28M (±1% cap)

NOI $76,528 @ 7.0% cap · market cap 7.03%

Second Best

—

—

no second resolved use

Theoretical Best

Specialty Retail

$1.69M

$1.47M – $1.97M (±1% cap)

NOI $117,964 @ 7.0% cap · market cap 10.84%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Office buildings

Suggested Use

Top Pick Real Estate Agency Dental Office Hair Salon Spa & Massage Center Nail Salon Auto Parts Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

144

Businesses Nearby

Explore this area Business Placement

Demographics for 89433, NV

22,065

Population

7,531

Households

2.9

Avg Household Size

34

Median Age

9%

College-Educated

67%

High-School Grad

11.1 sq mi

ZIP Area

1,988

Density / Sq Mi

$74,208

Median Household Income

$37,366

Median Earnings

$1,197

Median Rent

$321,000

Median Home Value

Market

Vacancy Rate% for Office in West region

11% 2019

14.1% 2020

15.5% 2021

17.2% 2022

19.9% 2023

21% 2024

20.8% 2025

Questions? Ask Rey

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What type of property is this? Where is this office buildings located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Office building - Commercial property with additional usable basement space on a substantial site.

Where is this office building located?

The property is located at 4845 Sun Valley Blvd Sun Valley, NV.

What is the asking price?

The asking price for this property is $1,088,000.

What are key features of this property?

This property features: Approximately 3,244 SF of building area; Approximately 1,352 SF of usable basement space; Freestanding commercial property