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Ross Dress For Less | 40+yr Occupancy 2420 E Desert Inn Rd 31,085 SF Retail Building Las Vegas, NV 89121 $6,814,000 ($219.21/SF)
Investment Highlights
- 2420 E Desert Inn Road is a standalone retail building spanning 31,086 SF on 2.56 acres, occupied by Ross Dress for Less for over 40 years.
- High-performing Ross location boasting strong sales figures within the Francisco Center, which is in the 92nd percentile for annual visits nationwide.
- Rare offering in a dense infill trade area with minimal development land near downtown, the Las Vegas Convention Center, and the Las Vegas Strip.
- Low-responsibility investment with a NN lease in place that includes extension options after the current 3-year term and built-in rent increases.
- Recent upgrades mitigate near-term expenditures with a roof replacement in 2024 and about 64% of the building’s cooling system replaced in 2025.
- Established in a robust 5-mile trade area supported by a population of over 498,400 residents, 391,100 employees, and countless tourists.
Executive Summary
2420 E Desert Inn Road is a freestanding, 31,086-square-foot commercial retail building situated on 2.56 acres within the high-performing Francisco Center, which sees over 3 million visitors per year. The tenant, Ross, has operated at this location for over 40 years and has 3 years of remaining term with 3 (5-year) options to extend, demonstrating their commitment to the site. The lease features 10% rental increases at the beginning of each option period and steadily growing NOI, hedging against inflation. The lease is NN with limited landlord responsibilities, making it an ideal, low-management investment opportunity for a passive investor. Ross performs well at this location with a healthy rent-to-sales ratio of about 4.3%. Additionally, the building’s roof was replaced in August 2024 (membrane has a 20-year manufactured warranty), and approximately 64% of the building's cooling capacity was replaced in 2025, further demonstrating Ross’ investment in this location.
This is an exclusive opportunity within a dense retail corridor with high barriers to new construction, where vacant development land is rare. E Desert Inn Road is a major commercial thoroughfare that connects to Las Vegas Boulevard, Interstate 11, and the Las Vegas Convention Center. The property also offers easy access to professional employment centers, such as Sunrise Hospital and Downtown Las Vegas. Proximity to tourism destinations, employment hubs, and arteries reaching Greater Las Vegas makes it attractive to consumers from all aspects of the metro’s economy. Pylon signage at a signalized, hard corner intersection then maximizes exposure to these potential consumers with traffic counts exceeding 46,000 vehicles per day, on top of the immense foot traffic along the corridor.
Property Facts
Amenities
- Corner Lot
- Dedicated Turn Lane
- Pylon Sign
- Signage
- Signalized Intersection
Major Tenants Click Here to Access
- Tenant
- Industry
- SF Occupied
- Rent/SF
- Lease Type
- Lease End
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- Retailer
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99,999 SF
- -
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Lorem Ipsum
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Jan 0000
Ross Dress for Less began in 1982 when a group transformed six San Bruno department stores into discount outlets. The chain quickly grew by selling branded overstock at low prices. Today Ross operates nationwide with a no-frills approach - focusing on bargains rather than store decor. Shoppers visit for deals on clothing, shoes, accessories, and home goods. The company emphasizes community support through youth education programs and local hiring initiatives. Ross maintains a strong market presence by offering name-brand products at reduced prices in a fast-paced retail environment.
| Tenant | Industry | SF Occupied | Rent/SF | Lease Type | Lease End | |
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Retailer | 99,999 SF | - | Lorem Ipsum | Jan 0000 |
About East Central Las Vegas
East Central Las Vegas sees hotels, resorts, and multifamily residences mixed in with office and retail properties. The East Central Las Vegas retail area runs east from the Las Vegas Strip and stretches from Downtown Las Vegas to McCarran International Airport. Also located in the area are the Las Vegas Convention Center and the University of Nevada, Las Vegas (UNLV).
Retailers are clustered along the primary arterial roads and around the convention center and UNLV. Neighborhood shopping centers and business that cater to locals like grocery stores, drug stores, and discount retailers make up the majority of local retailers. Arts, entertainment, and restaurants are situated near Las Vegas Boulevard, looking to draw visitors from hotels and resorts along the Strip. Entertainment and hospitality both provide jobs for residents in the area and visitor traffic to retail shops.
Las Vegas’ healthy population growth and strong visitor numbers, along with limited new supply in East Central Las Vegas, are drawing investor interest. Pricing is generally at a discount to Las Vegas’ average, and cap rates are slightly above the region’s overall average.
Demographics
Demographics
Nearby Amenities
Restaurants |
|||
|---|---|---|---|
| Frijoles & Fresca's Tacos | - | - | 3 min walk |
| EGGscellent | American | $ | 3 min walk |
| Starbucks | Cafe | $ | 2 min walk |
| Port of Subs | - | - | 9 min walk |
| Dotty's | - | - | 9 min walk |
| Jack In The Box | - | - | 10 min walk |
| 50's Diner & Omelet House | Diner | $ | 12 min walk |
| Coconut Bistro | Caribbean | $$$ | 12 min walk |
Retail |
||
|---|---|---|
| Five Below | Dollar/Variety/Thrift | 3 min walk |
| United States Postal Service | Business/Copy/Postal Services | 3 min walk |
| Rent-A-Center | Rental Shop | 3 min walk |
| The UPS Store | Business/Copy/Postal Services | 3 min walk |
| dd's Discounts | Unisex Apparel | 5 min walk |
| Albertsons | Supermarket | 10 min walk |
| Desert Inn Animal Hospital | Animal Care/Groom | 13 min walk |
Hotels |
|
|---|---|
| Renaissance |
548 rooms
6 min drive
|
| Marriott |
274 rooms
6 min drive
|
| Embassy Suites by Hilton |
286 rooms
7 min drive
|
| LXR Hotels & Resorts |
332 rooms
7 min drive
|
| Tribute Portfolio |
74 rooms
8 min drive
|
| Hyatt Place |
202 rooms
8 min drive
|
Property Taxes
| Parcel Number | 162-12-401-007 | Improvements Assessment | $385,770 |
| Land Assessment | $377,238 | Total Assessment | $763,008 |
Property Taxes
Sale Advisor
Sale Advisor
Patrick Luther, Managing Principal and Co-Founder
Patrick graduated from Arizona State University with a bachelor’s degree in finance. Patrick was recognized alongside business partner, Matthew Mousavi, in 2019 as a top three net lease team in the U.S. and the seventh-ranked team in the overall U.S. commercial real estate industry. He is an active member of the International Council of Shopping Centers (ICSC) and CCIM communities and can be found rock climbing or traveling internationally in his free time.
Presented by
Ross Dress For Less | 40+yr Occupancy | 2420 E Desert Inn Rd
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