Listing Agency: Clea's Moapa Valley Realty LLC

Listed By: Clea Whitney · License #B.0145120 Show Phone

Added: Sep 21 Last Checked: Sep 24 at 6:06PM

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MLS# 2820668

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 storefront building contains approximately 770 square feet and was built in 1972. The property occupies a 0.22-acre parcel and is located at 156 N Moapa Valley Boulevard in Overton, Nevada.

Available site services include electricity and public sewer, supporting the property's existing commercial use. The building’s boulevard address provides a clearly identified location within the Moapa Valley area.

Key Highlights

• Approximately 770 square feet of commercial building area
• Built in 1972
• 0.22‑acre parcel

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 (±1% cap)

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 (±1% cap)

NOI $13,987 @ 7.0% cap · market cap 5.40%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Storefront properties

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

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Questions? Ask Rey

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What type of property is this? Where is this storefront properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Storefront property - Commercial storefront with electricity available and public sewer service.

Where is this storefront property 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 square feet of commercial building area; Built in 1972; 0.22‑acre parcel