Commercial Land with Existing
For Sale
$259,000
156 N Moapa Valley Boulevard, Overton, NV 89040
Land, Overton, NV
Property Size770 SF
Lot Size0.22 Acres
Price / SF$336.36
Days on Market164
Property Features for 156 N Moapa Valley Boulevard
General Information
Property type
Land
Property subtype
Other
Zoning description
Commercial
Elementary school
,
Directions
I-15 Overton/Logandale exit. Moapa Valley Blvd to downtown Overton. Building is on the left.
Standard status
Active
APN
070-13-602-004
Lot size
0.22 Acres
Taxes and HOA fees
Tax Annual Amount
343
Utilities
Utilities
Electricity Available
Sewer type
Public Sewer
Listing Agency:
Clea's Moapa Valley Realty LLC
(702) 575-4240
Listed By:
Clea Whitney · License #B.0145120
(702) 575-4240
Added: Mar 13
Changed: Aug 20
Last Checked: Aug 23 at 6:06AM
MLS# 2764278
Copyright © 2026 Las Vegas REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This commercial land parcel includes an existing building of approximately 770 square feet on 0.22 acres. The property is zoned CG Commercial General and includes a paved parking area, providing an improved site configuration for commercial use.
Located at 156 N Moapa Valley Boulevard in Overton, the property sits within the downtown commercial district. Electricity is available, and public sewer service is in place. The combination of an existing structure, commercial zoning, parking, and established utility connections creates a straightforward property profile for evaluation.
Located at 156 N Moapa Valley Boulevard in Overton, the property sits within the downtown commercial district. Electricity is available, and public sewer service is in place. The combination of an existing structure, commercial zoning, parking, and established utility connections creates a straightforward property profile for evaluation.
Key Highlights
- Approximately 770 sq ft existing commercial building
- 0.22‑acre commercial land parcel
- CG Commercial General 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
$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
191
Businesses Nearby
34k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 48%
Dining 29%
Home Improvements & Furnishings 23%
McDonald's
Dining
7,665 visits/mo
0.3 miles
Maverik Adventures First Stop
Shops & Services
6,685 visits/mo
0.2 miles
Family Dollar
Shops & Services
4,439 visits/mo
0.4 miles
True Value
Home Improvements & Furnishings
4,124 visits/mo
0.4 miles
Overton Ace Hardware
Home Improvements & Furnishings
3,715 visits/mo
0.2 miles
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?
Commercial land - Improved commercial parcel with paved parking, CG zoning, and public sewer service.
Where is this commercial land located?
The property is located at 156 N Moapa Valley Boulevard 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 existing commercial building; 0.22‑acre commercial land parcel; CG Commercial General zoning
