Mixed-Use Property in Centennial
For Sale
Contact for pricing
7541 Tule Springs Rd, Las Vegas, NV 89143
Mixed-use property with dining, retail, office, and residential components.
Property Size5,708 SF
Lot Size5.79 Acres
Price / SF$653.80
Days on Market300
Property Features for 7541 Tule Springs Rd
General Information
Standard status
Active
Size
5,708 SF
Class
A
Lot size
5.79 Acres
Property subtype
Office, Retail
Zoning
TC
Occupancy
65%
Lease Type
NNN
Investment Type
Stabilized
Building Details
Year Built
2007
Buildings
1
Stories
1
Units
3
Tenancy
Multi
Listing Agency:
CAST
(702) 592-7187
Listed By:
Steve Neiger · License #NV B.0146583
Source:
Crexi
Added: Oct 16, 2025
Changed: Aug 8
Last Checked: Aug 11 at 4:08PM
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 CAST
Investment Insights
Based on property information with market context.
The Village of Centennial Springs is a mixed-use property located at 7541 Tule Springs Rd, featuring dining, boutique retail, office, and residential components. The property includes 45,134 rentable square feet situated on 5.79 acres of land. It is located just off the US-95 and Durango interchange with traffic counts exceeding 110,000 CPD. The property is surrounded by a growing residential base, including the 2,000-acre Sunstone master-planned community. Over the past five years, Eggworks built a new 5,200 sqft breakfast restaurant. Fore Development created a new 143-unit brownstone multifamily complex on 5.62 acres adjacent to the Village, which was completed in September 2022 and is 95 percent leased. Pop Squires Park at The Village was donated to the City of Las Vegas and is now zoned Recreational.
Key Highlights
- Meticulously maintained mixed‑use property with dining, retail, office, and residential components.
- Located off US‑95 and Durango interchange with high traffic counts (exceeding 110,000 CPD).
- Surrounded by an affluent and growing residential base, including the 2,000‑acre Sunstone master‑planned community.
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
$128,860
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
3.45%
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%
$2,577,200
$2.6M
Cap Rate 7%
$1,840,857
$1.8M
Cap Rate 9%
$1,431,778
$1.4M
Market Conditions
NOI Build-Up for 5,708 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
$195.2K $34.20/SF
− Vacancy
−$11.1K −$1.95/SF
EGI
$184.1K $32.25/SF
− OpEx
−$55.2K −$9.68/SF
NOI
$128.9K $22.58/SF
Area
Las Vegas, NV
Vacancy
5.70%
Lease Rate
$34.20 /SF/Yr
Expense Ratio
30.00%
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%
$2,577,200
Cap Rate 7%
$1,840,857
Cap Rate 9%
$1,431,778
Alternative Uses
Best Use
Retail
$1.84M
$1.61M – $2.15M
NOI $128,860 @ 7.0% cap · market cap 3.45%
Second Best
Office B
$1.25M
$1.10M – $1.46M
NOI $87,846 @ 7.0% cap · market cap 2.35%
Theoretical Best
Specialty Retail
$1.97M
$1.73M – $2.30M
NOI $138,065 @ 7.0% cap · market cap 3.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
88
Businesses Nearby
Explore this area
Business Placement
Demographics for 89143, NV
13,249
Population
4,341
Households
3.1
Avg Household Size
35
Median Age
36%
College-Educated
95%
High-School Grad
3.5 sq mi
ZIP Area
3,785
Density / Sq Mi
$101,230
Median Household Income
$51,361
Median Earnings
$1,799
Median Rent
$437,500
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?
Mixed-use property - Mixed-use property with dining, retail, office, and residential components.
Where is this mixed-use property located?
The property is located at 7541 Tule Springs Rd Las Vegas, NV.
What is the asking price?
The asking price for this property is $3,731,909.
What are key features of this property?
This property features: Meticulously maintained mixed‑use property with dining, retail, office, and residential components.; Located off US‑95 and Durango interchange with high traffic counts (exceeding 110,000 CPD).; Surrounded by an affluent and growing residential base, including the 2,000‑acre Sunstone master‑planned community.
