Attorney Office Building
For Sale
$2,999,000
7400 West Sahara Avenue, Las Vegas, NV 89117
9,083 SF attorney office building with a layout designed to support professional services and limit upfront renovation needs.
Property Size9,083 SF
Days on Market78
Property Features for 7400 West Sahara Avenue
General Information
Standard status
Active
Size
9,083 SF
Class
B
Property subtype
Office
Building Details
Building Size
9,083 SF
Year Built
1997
Listing Agency:
SVN | The Equity Group
Listed By:
Paul Chaffee, CCIM · License #NV #BS.1000874.LLC
(702) 218-8404
Source:
Svn
Added: Jun 23
Changed: Sep 5
Last Checked: Sep 8 at 7:08AM
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 SVN | The Equity Group
Investment Insights
Based on property information with market context.
This 9,083 SF office building is configured as a professional attorney office buildout, purpose designed to support professional service operations. The functional layout is intended to minimize upfront renovation costs for a prospective owner-user.
The property is located in the West Sahara Avenue office corridor, with immediate access to I-15 and US-95 serving the Las Vegas Valley.
For buyers looking for an existing, service-oriented office configuration, the building’s current attorney office setup provides a straightforward starting point for an owner-operator.
The property is located in the West Sahara Avenue office corridor, with immediate access to I-15 and US-95 serving the Las Vegas Valley.
For buyers looking for an existing, service-oriented office configuration, the building’s current attorney office setup provides a straightforward starting point for an owner-operator.
Key Highlights
- 9,083 SF attorney office building with a traditional office buildout
- Functional layout designed to support professional service operations
- Purpose built to help limit upfront renovation needs for prospective owner‑users
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
$139,787
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
4.66%
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%
$2,795,740
$2.8M
Cap Rate 7%
$1,996,957
$2.0M
Cap Rate 9%
$1,553,189
$1.6M
Market Conditions
NOI Build-Up for 9,083 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
$218.0K $24.00/SF
− Vacancy
−$31.6K −$3.48/SF
EGI
$186.4K $20.52/SF
− OpEx
−$46.6K −$5.13/SF
NOI
$139.8K $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%
$2,795,740
Cap Rate 7%
$1,996,957
Cap Rate 9%
$1,553,189
Alternative Uses
Best Use
Office B
$2.00M
$1.75M – $2.33M
NOI $139,787 @ 7.0% cap · market cap 4.66%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.14M
$2.75M – $3.66M
NOI $219,699 @ 7.0% cap · market cap 7.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,740
Businesses Nearby
Explore this area
Business Placement
Demographics for 89117, NV
57,497
Population
25,494
Households
2.3
Avg Household Size
42
Median Age
33%
College-Educated
92%
High-School Grad
9.2 sq mi
ZIP Area
6,250
Density / Sq Mi
$71,497
Median Household Income
$40,187
Median Earnings
$1,691
Median Rent
$481,900
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 - 9,083 SF attorney office building with a layout designed to support professional services and limit upfront renovation needs.
Where is this office building located?
The property is located at 7400 West Sahara Avenue Las Vegas, NV.
What is the asking price?
The asking price for this property is $2,999,000.
What are key features of this property?
This property features: 9,083 SF attorney office building with a traditional office buildout; Functional layout designed to support professional service operations; Purpose built to help limit upfront renovation needs for prospective owner‑users
