Standalone Office
New
For Sale
$1,276,000
8840 South Maryland Parkway Las, Las Vegas, NV 89123
Move-in-ready office property with independent utilities, multiple HVAC systems, and dedicated bathrooms.
Property Size3,026 SF
Price / SF$421.68
Days on Market2
Property Features for 8840 South Maryland Parkway Las
General Information
Standard status
Active
Size
3,026 SF
Class
B
Property subtype
Office
Additional Details
Highway Access
Yes
Amenities
Food and Beverage on-site
Stand Alone Small Office Building
Bite Sized Acquisition-Why Rent?
Built out to Lease a portion to offset costs.
3 HVAC Systems, No sharing.
Separate Power, No Sharing
3 Separate Bathrooms, No Sharing
Excellent (Trophy) Condition
Front Door Parking
Building Details
Building Size
3,026 SF
Year Built
2007
Buildings
1
Listing Agency:
RE/MAX
Listed By:
Wes Drown,CCIM · License #BS000387
(702) 287-6553
Source:
Remaxcommercial
Added: Sep 13
Last Checked: Sep 13 at 2:55PM
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 RE/MAX
Investment Insights
Based on property information with market context.
This standalone office building contains 3,026 SF and was built in 2007. The property is described as being in excellent condition and configured for immediate occupancy. Separate power service, three HVAC systems, and three separate bathrooms support independent operation, while front-door parking adds convenience for occupants and visitors. Food and beverage service is available on-site.
The building is located at 8840 South Maryland Parkway in Las Vegas, within a business park containing retail and office properties. The site offers access to the 215 Beltway, with connections toward West Henderson, Inspirada, Henderson Airport, and the Henderson Foothills. Las Vegas Boulevard and Eastern Avenue are identified as the surrounding north-south access points, and the Las Vegas Strip is approximately 15 minutes away by car.
The property can accommodate an owner-user or an investor seeking a standalone office asset with space that can be leased in part to offset occupancy costs.
The building is located at 8840 South Maryland Parkway in Las Vegas, within a business park containing retail and office properties. The site offers access to the 215 Beltway, with connections toward West Henderson, Inspirada, Henderson Airport, and the Henderson Foothills. Las Vegas Boulevard and Eastern Avenue are identified as the surrounding north-south access points, and the Las Vegas Strip is approximately 15 minutes away by car.
The property can accommodate an owner-user or an investor seeking a standalone office asset with space that can be leased in part to offset occupancy costs.
Key Highlights
- Standalone 3,026 SF office building
- Built in 2007 and described as being in excellent condition
- Three HVAC systems with separate power service
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
$46,570
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
3.65%
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%
$931,400
$931.4K
Cap Rate 7%
$665,286
$665.3K
Cap Rate 9%
$517,444
$517.4K
Market Conditions
NOI Build-Up for 3,026 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
$72.6K $24.00/SF
− Vacancy
−$10.5K −$3.48/SF
EGI
$62.1K $20.52/SF
− OpEx
−$15.5K −$5.13/SF
NOI
$46.6K $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%
$931,400
Cap Rate 7%
$665,286
Cap Rate 9%
$517,444
Alternative Uses
Best Use
Office B
$665.3K
$582.1K – $776.2K
NOI $46,570 @ 7.0% cap · market cap 3.65%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.05M
$914.9K – $1.22M
NOI $73,193 @ 7.0% cap · market cap 5.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
491
Businesses Nearby
Explore this area
Business Placement
Demographics for 89123, NV
55,584
Population
25,246
Households
2.2
Avg Household Size
42
Median Age
32%
College-Educated
92%
High-School Grad
10.4 sq mi
ZIP Area
5,345
Density / Sq Mi
$80,992
Median Household Income
$46,838
Median Earnings
$1,641
Median Rent
$424,900
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 - Move-in-ready office property with independent utilities, multiple HVAC systems, and dedicated bathrooms.
Where is this office building located?
The property is located at 8840 South Maryland Parkway Las Las Vegas, NV.
What is the asking price?
The asking price for this property is $1,276,000.
What are key features of this property?
This property features: Standalone 3,026 SF office building; Built in 2007 and described as being in excellent condition; Three HVAC systems with separate power service
