Professional Office Building with Prominent
For Sale
Contact for pricing
6960 SMOKE RANCH RD LAS VEGAS NV 89128, Las Vegas, NV 89128
Well-appointed professional office building with modern interior space and visible signage near major freeway access.
Property Size18,000 SF
Price / SF$297.22
Days on Market55
Property Features for 6960 SMOKE RANCH RD LAS VEGAS NV 89128
General Information
Standard status
Active
Size
18,000 SF
Property subtype
Office
Zoning
Planned Business Park (C-PB);
Lease Type
NNN
Additional Details
Highway Access
Yes
Building Details
Year Built
2008
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Colliers - Las Vegas, Nevada
Listed By:
Grant Traub, SIOR · License #NV LIC S.0039295
Source:
Crexi
Added: Jun 30
Changed: Aug 16
Last Checked: Aug 21 at 3:02PM
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 Colliers - Las Vegas, Nevada
Investment Insights
Based on property information with market context.
This well-appointed professional office building offers approximately +/- 18,000 square feet of space with a modern, high-end interior build-out. The facility is supported by a designed exterior facade intended to present a polished, professional business image, and it includes prominent signage for business identification.
The property is positioned for visibility with signage available to the US-95 freeway. It is located within one mile of US-95 via Lake Mead Blvd. or Cheyenne Ave., with numerous retail, dining, and service amenities in the surrounding area.
For an owner-user or corporate headquarters, the combination of a contemporary interior finish, professional exterior presentation, and freeway-visible signage supports day-to-day operations and brand visibility. As a result, the building may fit companies seeking a headquarters-style environment with dedicated office space and an exterior presence that aligns with client-facing needs.
The property is positioned for visibility with signage available to the US-95 freeway. It is located within one mile of US-95 via Lake Mead Blvd. or Cheyenne Ave., with numerous retail, dining, and service amenities in the surrounding area.
For an owner-user or corporate headquarters, the combination of a contemporary interior finish, professional exterior presentation, and freeway-visible signage supports day-to-day operations and brand visibility. As a result, the building may fit companies seeking a headquarters-style environment with dedicated office space and an exterior presence that aligns with client-facing needs.
Key Highlights
- ±18,000 SF professional office building for sale or lease
- Built in 2008
- Prominent signage available and visible to the US‑95 freeway
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
$277,020
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
5.18%
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%
$5,540,400
$5.5M
Cap Rate 7%
$3,957,429
$4.0M
Cap Rate 9%
$3,078,000
$3.1M
Market Conditions
NOI Build-Up for 18,000 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
$432.0K $24.00/SF
− Vacancy
−$62.6K −$3.48/SF
EGI
$369.4K $20.52/SF
− OpEx
−$92.3K −$5.13/SF
NOI
$277.0K $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%
$5,540,400
Cap Rate 7%
$3,957,429
Cap Rate 9%
$3,078,000
Alternative Uses
Best Use
Office B
$3.96M
$3.46M – $4.62M
NOI $277,020 @ 7.0% cap · market cap 5.18%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$6.22M
$5.44M – $7.26M
NOI $435,383 @ 7.0% cap · market cap 8.14%
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
2,032
Businesses Nearby
Explore this area
Business Placement
Demographics for 89128, NV
37,882
Population
16,840
Households
2.2
Avg Household Size
40
Median Age
31%
College-Educated
91%
High-School Grad
6.0 sq mi
ZIP Area
6,314
Density / Sq Mi
$70,641
Median Household Income
$41,581
Median Earnings
$1,621
Median Rent
$378,600
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 building - Well-appointed professional office building with modern interior space and visible signage near major freeway access.
Where is this office building located?
The property is located at 6960 SMOKE RANCH RD LAS VEGAS NV 89128 Las Vegas, NV.
What is the asking price?
The asking price for this property is $5,350,000.
What are key features of this property?
This property features: ±18,000 SF professional office building for sale or lease; Built in 2008; Prominent signage available and visible to the US‑95 freeway
