North Endcap Office Suites with Courtyard
For Sale
Contact for pricing
601 S RANCHO DR, Las Vegas, NV 89106
Plug-and-play office suites with private offices, reception, and enclosed courtyard access near Charleston Blvd and Rancho Dr.
Property Size2,479 SF
Price / SF$290.04
Days on Market55
Property Features for 601 S RANCHO DR
General Information
Standard status
Active
Size
2,479 SF
Class
B
Property subtype
Office, Mixed Use
Zoning
T5-MS
Investment Type
Owner/User
Additional Details
Highway Access
Yes
Building Details
Year Built
1982
Buildings
1
Listing Agency:
New Market Commercial Real Estate Advisors
Listed By:
Nathan Braid · License #0187008
Source:
Crexi
Added: Jun 18
Changed: Aug 8
Last Checked: Aug 10 at 12:37PM
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 New Market Commercial Real Estate Advisors
Investment Insights
Based on property information with market context.
Suites C-18/C-19 are located on the north endcap of Building C in Quail Park II. The space is designed with a plug-and-play layout that includes eight private offices, a reception area, kitchenette, and a conference room. Additional features include two restrooms, storage closets, and more built-in utility for daily office operations. Two of the private offices provide direct access to the enclosed courtyard.
The suites sit just off the corner of highly trafficked Charleston Blvd and Rancho Dr, offering convenient local access. There is also easy access to I-15 Highway, supporting travel for employees and visiting clients.
These suites are well suited for an office user seeking a ready-to-operate configuration with multiple private rooms and conference space. The seller currently occupies the unit but will vacate upon close of escrow, allowing for a smooth handoff after the sale.
The suites sit just off the corner of highly trafficked Charleston Blvd and Rancho Dr, offering convenient local access. There is also easy access to I-15 Highway, supporting travel for employees and visiting clients.
These suites are well suited for an office user seeking a ready-to-operate configuration with multiple private rooms and conference space. The seller currently occupies the unit but will vacate upon close of escrow, allowing for a smooth handoff after the sale.
Key Highlights
- Plug‑and‑play office suites C‑18/C‑19 on the north endcap of Building C in Quail Park II
- Layout includes 8 private offices, reception area, kitchenette, and conference room
- Two restrooms plus storage closets for added convenience
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
$38,152
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
5.31%
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%
$763,040
$763.0K
Cap Rate 7%
$545,029
$545.0K
Cap Rate 9%
$423,911
$423.9K
Market Conditions
NOI Build-Up for 2,479 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
$59.5K $24.00/SF
− Vacancy
−$8.6K −$3.48/SF
EGI
$50.9K $20.52/SF
− OpEx
−$12.7K −$5.13/SF
NOI
$38.2K $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%
$763,040
Cap Rate 7%
$545,029
Cap Rate 9%
$423,911
Alternative Uses
Best Use
Office B
$545.0K
$476.9K – $635.9K
NOI $38,152 @ 7.0% cap · market cap 5.31%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$856.6K
$749.5K – $999.4K
NOI $59,962 @ 7.0% cap · market cap 8.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
620
Businesses Nearby
Explore this area
Business Placement
Demographics for 89106, NV
27,695
Population
10,906
Households
2.5
Avg Household Size
33
Median Age
11%
College-Educated
73%
High-School Grad
5.1 sq mi
ZIP Area
5,430
Density / Sq Mi
$38,848
Median Household Income
$31,265
Median Earnings
$1,169
Median Rent
$263,100
Median Home Value
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 units - Plug-and-play office suites with private offices, reception, and enclosed courtyard access near Charleston Blvd and Rancho Dr.
Where is this office units located?
The property is located at 601 S RANCHO DR Las Vegas, NV.
What is the asking price?
The asking price for this property is $719,000.
What are key features of this property?
This property features: Plug‑and‑play office suites C‑18/C‑19 on the north endcap of Building C in Quail Park II; Layout includes 8 private offices, reception area, kitchenette, and conference room; Two restrooms plus storage closets for added convenience
