Downtown Storefront
For Sale
$259,000
156 N Moapa Valley Blvd, Overton, NV 89040
Compact storefront in the downtown commercial district with CG Commercial General zoning and paved parking.
Property Size770 SF
Price / SF$336.36
Days on Market301
Property Features for 156 N Moapa Valley Blvd
General Information
Standard status
Active
Size
770 SF
Property subtype
Land/Lot
Zoning
CG Commercial General
Listing Agency:
Clea's Moapa Valley Realty LLC
(702) 575-4240
Listed By:
Clea Whitney (702) 575-4240 · License #B.0145120
Source:
Lasvegasareahomes4sale
Added: Nov 3, 2025
Changed: Aug 29
Last Checked: Aug 30 at 6:17PM
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 Clea's Moapa Valley Realty LLC
Investment Insights
Based on property information with market context.
This approximately 770-square-foot commercial building provides a compact storefront configuration in Overton’s downtown commercial district. The property is zoned CG Commercial General, supporting its established commercial setting, and includes a paved parking lot.
The building is located at 156 N Moapa Valley Blvd in Overton, Nevada. WalkScore is 0, indicating a car-dependent setting, while BikeScore is 47, classified as somewhat bikeable. The property’s storefront format and downtown location provide a straightforward option for commercial occupancy or ownership.
The building is located at 156 N Moapa Valley Blvd in Overton, Nevada. WalkScore is 0, indicating a car-dependent setting, while BikeScore is 47, classified as somewhat bikeable. The property’s storefront format and downtown location provide a straightforward option for commercial occupancy or ownership.
Key Highlights
- Approximately 770 sq ft commercial building
- CG Commercial General zoning
- Paved parking lot
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
$10,949
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
4.23%
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%
$218,980
$219.0K
Cap Rate 7%
$156,414
$156.4K
Cap Rate 9%
$121,656
$121.7K
Market Conditions
NOI Build-Up for 770 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
$17.1K $22.20/SF
− Vacancy
−$1.5K −$1.89/SF
EGI
$15.6K $20.31/SF
− OpEx
−$4.7K −$6.09/SF
NOI
$10.9K $14.22/SF
Area
Clark County, NV
Vacancy
8.50%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
30.00%
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%
$218,980
Cap Rate 7%
$156,414
Cap Rate 9%
$121,656
Alternative Uses
Best Use
Retail
$156.4K
$136.9K – $182.5K
NOI $10,949 @ 7.0% cap · market cap 4.23%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$199.8K
$174.8K – $233.1K
NOI $13,987 @ 7.0% cap · market cap 5.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 89040, NV
3,265
Population
1,828
Households
1.8
Avg Household Size
44
Median Age
17%
College-Educated
90%
High-School Grad
498.4 sq mi
ZIP Area
7
Density / Sq Mi
$75,714
Median Household Income
$46,917
Median Earnings
$1,076
Median Rent
$282,400
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Storefront property - Compact storefront in the downtown commercial district with CG Commercial General zoning and paved parking.
Where is this storefront property located?
The property is located at 156 N Moapa Valley Blvd Overton, NV.
What is the asking price?
The asking price for this property is $259,000.
What are key features of this property?
This property features: Approximately 770 sq ft commercial building; CG Commercial General zoning; Paved parking lot
