Freestanding Office Building with
For Sale
Contact for pricing
6882 EDNA AVE, Las Vegas, NV 89146
Freestanding CP-zoned office with reception, private offices, conference room, and gated parking plus fiber internet.
Property Size2,925 SF
Price / SF$350.43
Days on Market56
Property Features for 6882 EDNA AVE
General Information
Standard status
Active
Size
2,925 SF
Total Parking Spaces
12
Property subtype
Office
Zoning
CP
Building Details
Year Built
1977
Year Renovated
2021
Listing Agency:
Commercial Executives Real Estate Services
Listed By:
Bobbi Miracle SIOR, CCIM · License #NV BS.145625
Source:
Crexi
Added: Jun 12
Changed: Jul 10
Last Checked: Aug 5 at 1:57PM
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 Commercial Executives Real Estate Services
Investment Insights
Based on property information with market context.
This freestanding office building totals 2,925 square feet and was constructed in 1977, with commercial conversion supported by CP zoning in Clark County. The interior features open-beam ceilings and an efficient layout that includes a reception and waiting area, a conference room, four private offices, and three restrooms, including a private restroom within the executive office. A full kitchen with stove adds convenience for staff and visitors.
The property is positioned along Rainbow Boulevard, providing visibility from a high-traffic corridor. Parking includes a secure gated rear area with four covered spaces and eight additional uncovered spaces at the front of the building, supporting client and employee access. The site also includes a private putting green.
Recent improvements include new HVAC units installed in 2021, along with interior renovations intended to support day-to-day operations. The building has an owned solar energy system installed on the roof that will convey with the sale, and it is serviced by fiber internet. With on-site parking, established office layout, and no association fees noted, the property can suit an owner-user looking for a centrally located office asset or an investor seeking a maintained, functional professional space.
The property is positioned along Rainbow Boulevard, providing visibility from a high-traffic corridor. Parking includes a secure gated rear area with four covered spaces and eight additional uncovered spaces at the front of the building, supporting client and employee access. The site also includes a private putting green.
Recent improvements include new HVAC units installed in 2021, along with interior renovations intended to support day-to-day operations. The building has an owned solar energy system installed on the roof that will convey with the sale, and it is serviced by fiber internet. With on-site parking, established office layout, and no association fees noted, the property can suit an owner-user looking for a centrally located office asset or an investor seeking a maintained, functional professional space.
Key Highlights
- 2,925 SF freestanding office building on Rainbow Boulevard in Las Vegas (89146)
- Built in 1977; CP (Commercial Professional) zoning in Clark County
- Recent upgrades include new HVAC units installed in 2021 and interior renovations
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
$45,016
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
4.39%
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%
$900,320
$900.3K
Cap Rate 7%
$643,086
$643.1K
Cap Rate 9%
$500,178
$500.2K
Market Conditions
NOI Build-Up for 2,925 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
$70.2K $24.00/SF
− Vacancy
−$10.2K −$3.48/SF
EGI
$60.0K $20.52/SF
− OpEx
−$15.0K −$5.13/SF
NOI
$45.0K $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%
$900,320
Cap Rate 7%
$643,086
Cap Rate 9%
$500,178
Alternative Uses
Best Use
Office B
$643.1K
$562.7K – $750.3K
NOI $45,016 @ 7.0% cap · market cap 4.39%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.01M
$884.4K – $1.18M
NOI $70,750 @ 7.0% cap · market cap 6.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,407
Businesses Nearby
Explore this area
Business Placement
Demographics for 89146, NV
19,777
Population
8,385
Households
2.4
Avg Household Size
40
Median Age
25%
College-Educated
86%
High-School Grad
4.8 sq mi
ZIP Area
4,120
Density / Sq Mi
$64,330
Median Household Income
$38,121
Median Earnings
$1,407
Median Rent
$432,700
Median Home Value
Market
Vacancy Rate% for Office in Las Vegas, NV
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Freestanding CP-zoned office with reception, private offices, conference room, and gated parking plus fiber internet.
Where is this office building located?
The property is located at 6882 EDNA AVE Las Vegas, NV.
What is the asking price?
The asking price for this property is $1,025,000.
What are key features of this property?
This property features: 2,925 SF freestanding office building on Rainbow Boulevard in Las Vegas (89146); Built in 1977; CP (Commercial Professional) zoning in Clark County; Recent upgrades include new HVAC units installed in 2021 and interior renovations
