Two-Story Office
For Sale
Contact for pricing
7785 W Sahara Ave, Las Vegas, NV 89117
Well-maintained, two-story Class B office building with convenient corner access from Sahara Avenue and Buffalo Drive.
Property Size20,979 SF
Lot Size1.39 Acres
Price / SF$188.76
Days on Market165
Property Features for 7785 W Sahara Ave
General Information
Standard status
Active
Size
20,979 SF
Class
B
Lot size
1.39 Acres
Property subtype
Office
Zoning
CP
Occupancy
100%
Lease Type
Modified Gross
Investment Type
Stabilized
Net Operating Income
$245,163
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
common areas
Building Details
Year Built
2007
Year Renovated
2020
Buildings
1
Stories
2
Units
6
Tenancy
Multi
Listing Agency:
Commercial Executives Real Estate Services
Listed By:
Bobbi Miracle SIOR, CCIM · License #NV BS.145625
Source:
Crexi
Added: Mar 28
Changed: Sep 7
Last Checked: Sep 7 at 9:50AM
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.
Sahara Buffalo Professional Center is a well-maintained, two-story Class B office building constructed in 2007. The property offers attractive common areas, quality finishes, and efficient office layouts designed to serve a variety of professional office uses.
The building is positioned just south of the signalized intersection of West Sahara Avenue and South Buffalo Drive. With ingress/egress from both Sahara Avenue and Buffalo Drive, the prominent corner location supports convenient access for clients and employees.
Set on approximately 1.39 acres, the office building totals approximately 120,979 square feet and is surrounded by affluent residential communities, established office parks, and retail amenities including dining, banking, and shopping.
The building is positioned just south of the signalized intersection of West Sahara Avenue and South Buffalo Drive. With ingress/egress from both Sahara Avenue and Buffalo Drive, the prominent corner location supports convenient access for clients and employees.
Set on approximately 1.39 acres, the office building totals approximately 120,979 square feet and is surrounded by affluent residential communities, established office parks, and retail amenities including dining, banking, and shopping.
Key Highlights
- 2007‑built, two‑story Class B office building totaling 120,979 SF
- Sits on approx. 1.39 acres at the corner just south of W Sahara Ave and S Buffalo Dr
- Ingress/egress available from both Sahara Avenue and Buffalo Drive for convenient access
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
$322,867
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
8.15%
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%
$6,457,340
$6.5M
Cap Rate 7%
$4,612,386
$4.6M
Cap Rate 9%
$3,587,411
$3.6M
Market Conditions
NOI Build-Up for 20,979 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
$503.5K $24.00/SF
− Vacancy
−$73.0K −$3.48/SF
EGI
$430.5K $20.52/SF
− OpEx
−$107.6K −$5.13/SF
NOI
$322.9K $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%
$6,457,340
Cap Rate 7%
$4,612,386
Cap Rate 9%
$3,587,411
Alternative Uses
Best Use
Office B
$4.61M
$4.04M – $5.38M
NOI $322,867 @ 7.0% cap · market cap 8.15%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$7.25M
$6.34M – $8.46M
NOI $507,439 @ 7.0% cap · market cap 12.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,616
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 - Well-maintained, two-story Class B office building with convenient corner access from Sahara Avenue and Buffalo Drive.
Where is this office building located?
The property is located at 7785 W Sahara Ave Las Vegas, NV.
What is the asking price?
The asking price for this property is $3,960,000.
What are key features of this property?
This property features: 2007‑built, two‑story Class B office building totaling 120,979 SF; Sits on approx. 1.39 acres at the corner just south of W Sahara Ave and S Buffalo Dr; Ingress/egress available from both Sahara Avenue and Buffalo Drive for convenient access
