Four-Unit Office
For Sale
Contact for pricing
5868 S Pecos Rd, Las Vegas, NV 89120
A four-unit office building with 5,750 SF, built in 1998, currently 76% occupied and zoned C-P County.
Property Size5,750 SF
Price / SF$208.52
Days on Market542
Property Features for 5868 S Pecos Rd
General Information
Standard status
Active
Size
5,750 SF
Property subtype
OFFICE
Zoning
C-P County
Occupancy
76%
Additional Details
Office Units
4
Building Details
Year Built
1998
Buildings
1
Building Size
5,750 SF
Tenancy
Multi
Listing Agency:
Coldwell Banker Commercial | Premier Realty
(702) 829-5042
Listed By:
Lance Hamrick · License #S.71654
(702) 871-9500
Source:
Moodyscre
Added: Mar 24, 2025
Changed: Sep 16
Last Checked: Sep 15 at 11:54AM
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 Commercial | Premier Realty
Investment Insights
Based on property information with market context.
This four-unit office building totals 5,750 SF and was constructed in 1998. The property is currently 76% occupied and is configured as four office units, offering an investor or operator a multi-tenant setup within a single building.
Located at 5868 S Pecos Rd in Las Vegas, NV 89120, the building is zoned C-P County. Its office-unit design supports a range of office tenancy needs consistent with the property’s existing configuration.
With four units and an in-place occupancy of 76%, the building provides a straightforward platform for managing multiple office spaces under one ownership structure.
Located at 5868 S Pecos Rd in Las Vegas, NV 89120, the building is zoned C-P County. Its office-unit design supports a range of office tenancy needs consistent with the property’s existing configuration.
With four units and an in-place occupancy of 76%, the building provides a straightforward platform for managing multiple office spaces under one ownership structure.
Key Highlights
- 4 office units within a 5,750 SF office building
- Built in 1998
- Currently 76% occupied
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
$88,493
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
7.38%
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%
$1,769,860
$1.8M
Cap Rate 7%
$1,264,186
$1.3M
Cap Rate 9%
$983,256
$983.3K
Market Conditions
NOI Build-Up for 5,750 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
$138.0K $24.00/SF
− Vacancy
−$20.0K −$3.48/SF
EGI
$118.0K $20.52/SF
− OpEx
−$29.5K −$5.13/SF
NOI
$88.5K $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%
$1,769,860
Cap Rate 7%
$1,264,186
Cap Rate 9%
$983,256
Alternative Uses
Best Use
Office B
$1.26M
$1.11M – $1.47M
NOI $88,493 @ 7.0% cap · market cap 7.38%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.99M
$1.74M – $2.32M
NOI $139,081 @ 7.0% cap · market cap 11.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Office units
76%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,657
Businesses Nearby
Explore this area
Business Placement
Demographics for 89120, NV
24,813
Population
9,861
Households
2.5
Avg Household Size
40
Median Age
26%
College-Educated
88%
High-School Grad
7.1 sq mi
ZIP Area
3,495
Density / Sq Mi
$75,813
Median Household Income
$38,774
Median Earnings
$1,467
Median Rent
$364,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in Las Vegas, NV
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Frequently Asked Questions
What type of property is this?
Office units - A four-unit office building with 5,750 SF, built in 1998, currently 76% occupied and zoned C-P County.
Where is this office units located?
The property is located at 5868 S Pecos Rd Las Vegas, NV.
What is the asking price?
The asking price for this property is $1,199,000.
What are key features of this property?
This property features: 4 office units within a 5,750 SF office building; Built in 1998; Currently 76% occupied
