Remodeled Two-Story Office
For Sale
$12,900,000
9580 W Sahara Ave, Las Vegas, NV 89117
C-1 office property with a flexible professional layout, private offices, reception, conference space, and an open bullpen area.
Property Size28,028 SF
Days on Market186
Property Features for 9580 W Sahara Ave
General Information
Standard status
Active
Size
28,028 SF
Class
A
Property subtype
Office
Zoning
C-1
Net Operating Income
$876,431
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Building Size
28,028 SF
Year Built
2001
Buildings
1
Stories
2
Listing Agency:
MDL Group
(702) 569-2700
Listed By:
Brian Singleton · License #NV #S.0194212
(702) 569-2700
Source:
Corfac
Added: Feb 25
Changed: Aug 29
Last Checked: Aug 29 at 5:09PM
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 MDL Group
Investment Insights
Based on property information with market context.
9580 W Sahara Ave is a recently remodeled, two-story office building constructed in 2001. The interior includes a reception desk, dedicated conference room, open bullpen area, and five private offices, creating a practical configuration for professional office operations. The property also features updated finishes and is zoned Neighborhood Commercial (C-1).
The building is positioned along West Sahara Boulevard in the West / Summerlin submarket, with access to the CC-215 Beltway and Summerlin Parkway. Downtown Summerlin, Lifetime Fitness, Boca Park, Village Square, and the I-215 Beltway are all identified within the surrounding area, including Downtown Summerlin within 2 miles.
The building is positioned along West Sahara Boulevard in the West / Summerlin submarket, with access to the CC-215 Beltway and Summerlin Parkway. Downtown Summerlin, Lifetime Fitness, Boca Park, Village Square, and the I-215 Beltway are all identified within the surrounding area, including Downtown Summerlin within 2 miles.
Key Highlights
- Recently remodeled two‑story office building constructed in 2001
- Five private offices, reception desk, dedicated conference room, and open bullpen area
- Neighborhood Commercial (C‑1) zoning
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
$431,351
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
3.34%
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%
$8,627,020
$8.6M
Cap Rate 7%
$6,162,157
$6.2M
Cap Rate 9%
$4,792,789
$4.8M
Market Conditions
NOI Build-Up for 28,028 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
$672.7K $24.00/SF
− Vacancy
−$97.5K −$3.48/SF
EGI
$575.1K $20.52/SF
− OpEx
−$143.8K −$5.13/SF
NOI
$431.4K $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%
$8,627,020
Cap Rate 7%
$6,162,157
Cap Rate 9%
$4,792,789
Alternative Uses
Best Use
Office B
$6.16M
$5.39M – $7.19M
NOI $431,351 @ 7.0% cap · market cap 3.34%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$9.68M
$8.47M – $11.30M
NOI $677,940 @ 7.0% cap · market cap 5.26%
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
1,063
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 - C-1 office property with a flexible professional layout, private offices, reception, conference space, and an open bullpen area.
Where is this office building located?
The property is located at 9580 W Sahara Ave Las Vegas, NV.
What is the asking price?
The asking price for this property is $12,900,000.
What are key features of this property?
This property features: Recently remodeled two‑story office building constructed in 2001; Five private offices, reception desk, dedicated conference room, and open bullpen area; Neighborhood Commercial (C‑1) zoning
