Multi-Tenant Warehouse with Dock
For Sale
Contact for pricing
831 Deming Way, Sparks, NV 89431
Versatile five-unit industrial building with 22-foot clear height, LED high-bay lighting, and extensive dock and grade-level loading.
Property Size66,997 SF
Lot Size2.05 Acres
Price / SF$235.09
Days on Market59
Property Features for 831 Deming Way
General Information
Standard status
Active
Size
66,997 SF
Lot size
2.05 Acres
Property subtype
Industrial
Investment Type
Owner/User
Warehouse & Industrial
Clear Height
22 ft
Dock-High Doors
11
Drive-In Doors
2
Heavy Power
Yes
Building Details
Tenancy
Multi
Listing Agency:
Logic Commercial Real Estate Reno
(775) 386-9727
Listed By:
Michael Keating · License #NV# S.174942
Source:
Crexi
Added: Jun 15
Changed: Aug 7
Last Checked: Aug 11 at 5:46PM
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 Logic Commercial Real Estate Reno
Investment Insights
Based on property information with market context.
This partially leased warehouse building is configured as a multi-tenant facility split into five units, offering versatile industrial space on approximately 2.05 acres. The facility includes modern LED high bay lighting throughout and provides 22-foot clear height, supported by 225 Amp, 480V, 3-phase electrical service. Loading capabilities are extensive, with eleven dock doors and two grade-level doors to support a range of distribution and warehouse operations. An exterior renovation is currently underway.
The property is located in the Sparks Industrial Submarket at 831 Deming Way. It offers access to McCarran Boulevard from E. Glendale Avenue, supporting practical connectivity for commercial traffic in the area.
The existing multi-tenant setup makes the building workable for an owner-occupant who wants on-site space while maintaining rental income. For investors, the current income stream is noted as extending through 2032, and the ongoing exterior improvements may help enhance the property’s overall presentation. With the combination of high clear height, LED lighting, and multiple loading configurations, the asset is positioned to accommodate a variety of warehouse users within a well-established industrial market.
The property is located in the Sparks Industrial Submarket at 831 Deming Way. It offers access to McCarran Boulevard from E. Glendale Avenue, supporting practical connectivity for commercial traffic in the area.
The existing multi-tenant setup makes the building workable for an owner-occupant who wants on-site space while maintaining rental income. For investors, the current income stream is noted as extending through 2032, and the ongoing exterior improvements may help enhance the property’s overall presentation. With the combination of high clear height, LED lighting, and multiple loading configurations, the asset is positioned to accommodate a variety of warehouse users within a well-established industrial market.
Key Highlights
- Approximately 66,997 SF industrial building at 831 Deming Way in Sparks, Nevada
- Configured as a multi‑tenant facility split into five units
- 22‑foot clear height with modern LED high bay lighting throughout
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
$526,845
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
3.35%
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%
$10,536,900
$10.5M
Cap Rate 7%
$7,526,357
$7.5M
Cap Rate 9%
$5,853,833
$5.9M
Market Conditions
NOI Build-Up for 66,997 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
$675.3K $10.08/SF
− Vacancy
−$55.5K −$0.83/SF
EGI
$619.8K $9.25/SF
− OpEx
−$93.0K −$1.39/SF
NOI
$526.8K $7.86/SF
Area
Sparks, NV
Vacancy
8.22%
Lease Rate
$10.08 /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%
$10,536,900
Cap Rate 7%
$7,526,357
Cap Rate 9%
$5,853,833
Alternative Uses
Best Use
Warehouse
$7.53M
$6.59M – $8.78M
NOI $526,845 @ 7.0% cap · market cap 3.35%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$23.71M
$20.75M – $27.67M
NOI $1,660,045 @ 7.0% cap · market cap 10.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
22 ft
Clear height
11
Dock-high doors
2
Drive-in doors
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
623
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 89431, NV
40,219
Population
16,858
Households
2.4
Avg Household Size
35
Median Age
14%
College-Educated
76%
High-School Grad
9.2 sq mi
ZIP Area
4,372
Density / Sq Mi
$64,496
Median Household Income
$39,589
Median Earnings
$1,276
Median Rent
$332,000
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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- Universal Industries Inc — 1840 Deming Way, Sparks, NV 89431
- North American Van Lines — 1283 Spice Islands Dr Suite 100, Sparks, NV 89431
Frequently Asked Questions
What type of property is this?
Warehouse - Versatile five-unit industrial building with 22-foot clear height, LED high-bay lighting, and extensive dock and grade-level loading.
Where is this warehouse located?
The property is located at 831 Deming Way Sparks, NV.
What is the asking price?
The asking price for this property is $15,750,000.
What are key features of this property?
This property features: Approximately 66,997 SF industrial building at 831 Deming Way in Sparks, Nevada; Configured as a multi‑tenant facility split into five units; 22‑foot clear height with modern LED high bay lighting throughout
