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    6900 Westcliff Dr Las Vegas, NV 89145
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    6900 Westcliff Dr, Las Vegas, NV 89145

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    • Banks
    • 2.07 lot acres
    For Lease
    $20 SF/Yr
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    Westcliff Drive Office Building For Lease
    $20 SF/Yr
    82,255 SF

    Westcliff Drive Office Building

    Eight-story office building with Bank of America branch.

    6900 Westcliff Dr, Las Vegas, NV 89145
    View Listing
    Property ID
    US62-0531980
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Castle & Cooke Mortgage / Loan Service / Bank
    • Bank of America (with Drive-thru ATM) / Bank / Loan Service
    • The Law Offices of Frank J. Toti / Law Firm / Child Welfare Organization
    • David Churchill Law Office / Law Firm
    • The Jacks Law Group / Law Firm

    Property Details for 6900 Westcliff Dr

    Year built
    1990
    Lot size
    2.07 lot acres
    Property type
    Banks
    APN
    138-27-802-002
    APU
    13827802002

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    Mar 26, 2008 $19,750,000 Westcore Westcliff LLC First States Investors 232 LLC Grant Deed —
    Mar 15, 2005 $24,000,000 First States Investors 232 LLC Nnn Boa West LLC Grant Deed $17M · * Other Institutional Lenders
    Sep 20, 2002 $16,900,000 Nnn Boa West LLC Westcliff LP Grant Deed · related $14.2M · Massachusetts Mutual Life Ins
    — — Westcore Westcliff LLC — Deed Of Trust · related $14.3M · Bank Of America

    Description

    Westcliff Tower, a prestigious Class A office building, presents a unique opportunity for businesses seeking prime space in Las Vegas' Northwest submarket. Located at 6900 Westcliff Dr, this eight-story building boasts a total of 82,255 square feet, offering flexible spaces ranging from 791 square feet to a maximum contiguous area of 9,379 square feet. Currently, 19,415 square feet are available for lease, perfect for businesses of various sizes. Built in 1991, the building is zoned C-1 (Limited Commercial District) and features a convenient location at the northwest corner of Rainbow and Westcliff Drive. The property's single building structure provides a cohesive and efficient work environment. Amenities include the added convenience of a full-service Bank of America branch and multiple ATMs located on the ground floor. This is an exceptional opportunity to establish a presence in a thriving area, with the added benefit of readily available space to accommodate immediate needs. The property's multiple tenancy structure allows for a diverse and dynamic business community. The minimum divisible space is 791 square feet, making it ideal for smaller businesses, while larger tenants can occupy up to 9,379 contiguous square feet. The APN is 13827802003. This is a rare opportunity to secure high-quality office space in a desirable location.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Las Vegas
    County
    Clark
    State
    Nevada
    Longitude
    -115.247
    Latitude
    36.1753
    CBSA code
    29820
    CBSA name
    LAS VEGAS-PARADISE, NV METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $7,476
    $468,654
    $0.00
    $468,654
    -
    $1,339,011
    $0.00
    $1,339,011

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    Las Vegas, NV 89145
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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