Freestanding Industrial
New
For Sale
$10,697,400
820 Dusan Way, Henderson, NV 89011
Industrial facility with expansion capacity, substantial power, loading access, and I-P zoning.
Property Size35,658 SF
Lot Size2.71 Acres
Price / SF$300
Days on Market4
Property Features for 820 Dusan Way
General Information
Standard status
Active
Size
35,658 SF
Lot size
2.71 Acres
Property subtype
Industrial
Zoning
I-P
Warehouse & Industrial
Clear Height
24 ft
Warehouse Space
35,658 SF
Dock-High Doors
2
Drive-In Doors
6
Power
1,200 amps
Voltage
480 V
Three-Phase Power
Yes
Sprinkler System
Yes
Additional Details
Asking Price
$10,697,400
Building Details
Building Size
35,658 SF
Year Built
2021
Listed By:
Erik Sexton, SIOR · License ##S.0067183.PLLC
(702) 534-1711
Source:
Naiglobal
Added: Sep 20
Last Checked: Sep 22 at 1:48PM
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 Erik Sexton, SIOR
Investment Insights
Based on property information with market context.
This freestanding industrial warehouse was built in 2021 and contains ±35,658 SF on ±2.71 acres. The property includes an adjacent ±19,188 SF dirt pad approved for building expansion or use as a fenced and paved yard, allowing the site to expand from ±35,658 SF to approximately ±55,000 SF. No HOA restrictions apply to site use.
Building specifications include ±1,200A of 277/480V 3-phase power, 24-foot clear height, two dock-high loading doors, and six grade-level loading doors. Additional improvements include ESFR sprinklers, epoxy floors, insulated ceilings, skylights, and a hidden walk-in vault. The property is zoned I-P (Industrial) and is located at 820 Dusan Way in Henderson, near Boulder Highway.
Building specifications include ±1,200A of 277/480V 3-phase power, 24-foot clear height, two dock-high loading doors, and six grade-level loading doors. Additional improvements include ESFR sprinklers, epoxy floors, insulated ceilings, skylights, and a hidden walk-in vault. The property is zoned I-P (Industrial) and is located at 820 Dusan Way in Henderson, near Boulder Highway.
Key Highlights
- ±35,658 SF freestanding warehouse built in 2021
- ±2.71‑acre site with adjacent ±19,188 SF expansion pad
- Expansion capacity from ±35,658 SF to approximately ±55,000 SF
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
$369,000
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%
$7,380,000
$7.4M
Cap Rate 7%
$5,271,429
$5.3M
Cap Rate 9%
$4,100,000
$4.1M
Market Conditions
NOI Build-Up for 35,658 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
$475.0K $13.32/SF
− Vacancy
−$40.8K −$1.15/SF
EGI
$434.1K $12.17/SF
− OpEx
−$65.1K −$1.83/SF
NOI
$369.0K $10.35/SF
Area
ZIP 89011
Vacancy
8.60%
Lease Rate
$13.32 /SF/Yr
Expense Ratio
15.00%
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%
$7,380,000
Cap Rate 7%
$5,271,429
Cap Rate 9%
$4,100,000
Alternative Uses
Best Use
Warehouse
$5.27M
$4.61M – $6.15M
NOI $369,000 @ 7.0% cap · market cap 3.45%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$13.20M
$11.55M – $15.40M
NOI $924,255 @ 7.0% cap · market cap 8.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
24 ft
Clear height
2
Dock-high doors
6
Drive-in doors
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
100
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 89011, NV
34,456
Population
15,505
Households
2.2
Avg Household Size
40
Median Age
37%
College-Educated
90%
High-School Grad
16.5 sq mi
ZIP Area
2,088
Density / Sq Mi
$93,881
Median Household Income
$46,604
Median Earnings
$1,725
Median Rent
$458,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Warehouse - Industrial facility with expansion capacity, substantial power, loading access, and I-P zoning.
Where is this warehouse located?
The property is located at 820 Dusan Way Henderson, NV.
What is the asking price?
The asking price for this property is $10,697,400.
What are key features of this property?
This property features: ±35,658 SF freestanding warehouse built in 2021; ±2.71‑acre site with adjacent ±19,188 SF expansion pad; Expansion capacity from ±35,658 SF to approximately ±55,000 SF
