Building Details

Year Built 1994

Stories 1

Listing Agency: Cal Neva Realty j***@gmail.com Show Phone

Listed By: Judy Walker Show Phone

Source: Xome

Added: Apr 19 Changed: Aug 29 Last Checked: Aug 30 at 3:04PM

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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 Cal Neva Realty

Investment Insights

Based on property information with market context.

This 2,100-square-foot flex property includes a spacious shop, three roll-up bay doors, and a substantial office area on a level lot. Recent improvements include new sheetrock, interior insulation, updated lighting, an electrical panel upgrade, a new gas heater, and refreshed bathroom fixtures. The building was constructed in 1994 and includes concrete and evaporative features.

Located at 8660 Us Highway 50 in Stagecoach, Nevada, the property offers visibility from Highway 50 and access from a frontage road. The site contains 2.0799999237060547 acres with on-site unpaved parking, disabled parking, security lighting, an auto bay, and extra storage. C2-RR1T dual zoning is in place. The cell tower lease does not convey with the sale.

Key Highlights

• 2,100‑square‑foot shop with three roll‑up bay doors and office area
• 2.0799999237060547‑acre level lot at 8660 Us Highway 50
• Highway 50 visibility with frontage‑road 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

$22,850

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

6.74%

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%

$457,000 $457.0K

Cap Rate 7%

$326,429 $326.4K

Cap Rate 9%

$253,889 $253.9K

Market Conditions

NOI Build-Up for 2,100 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

$37.8K $18.00/SF

− Vacancy

−$2.6K −$1.26/SF

EGI

$35.2K $16.74/SF

− OpEx

−$12.3K −$5.86/SF

NOI

$22.9K $10.88/SF

Area

Lyon County, NV

Vacancy

7.00%

Lease Rate

$18.00 /SF/Yr

Expense Ratio

35.00%

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%

$457,000

Cap Rate 7%

$326,429

Cap Rate 9%

$253,889

Alternative Uses

Best Use

Flex RnD

$326.4K

$285.6K – $380.8K (±1% cap)

NOI $22,850 @ 7.0% cap · market cap 6.74%

Second Best

Warehouse

$225.3K

$197.1K – $262.9K (±1% cap)

NOI $15,771 @ 7.0% cap · market cap 4.65%

Theoretical Best

Office A

$647.2K

$566.3K – $755.1K (±1% cap)

NOI $45,304 @ 7.0% cap · market cap 13.36%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Flex space

Suggested Use

Top Pick Storage Facility Plumbing Service Grocery & Convenience Store Kitchen & Bath Showroom (Bike/Boat/Book/etc) Store Cafe & Coffee Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

3

Drive-in doors

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

33

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 89429, NV

8,132

Population

3,737

Households

2.2

Avg Household Size

50

Median Age

13%

College-Educated

84%

High-School Grad

236.2 sq mi

ZIP Area

34

Density / Sq Mi

$60,661

Median Household Income

$38,374

Median Earnings

$1,237

Median Rent

$264,700

Median Home Value

Market

Vacancy Rate% for Industrial in West region

3.7% 2019

4.3% 2020

2.6% 2021

2.5% 2022

4.8% 2023

6.9% 2024

7.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this flex space located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Flex space - Highway-facing commercial space with office area, frontage-road access, and dual zoning for flexible business use.

Where is this flex space located?

The property is located at 8660 Us Highway 50 Stagecoach, NV.

What is the asking price?

The asking price for this property is $339,000.

What are key features of this property?

This property features: 2,100‑square‑foot shop with three roll‑up bay doors and office area; 2.0799999237060547‑acre level lot at 8660 Us Highway 50; Highway 50 visibility with frontage‑road access