Rare Live-Work Industrial Loft
For Sale
$970,000
4081 Silvestri Lane Unit A2, Las Vegas, NV 89120
Live-work space near the airport with versatile potential uses.
Property Size2,197 SF
Price / SF$441.51
Days on Market254
Property Features for 4081 Silvestri Lane Unit A2
General Information
Standard status
Active
Size
2,197 SF
Property subtype
Office
Building Details
Year Built
2006
Listing Agency:
(225) 284-0985
Listed By:
Buck Hujabre · License #NV #BS.1002453
(225) 284-0985
Source:
Corfac
Added: Nov 25, 2025
Changed: Jul 10
Last Checked: Aug 6 at 3:43AM
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 Buck Hujabre
Investment Insights
Based on property information with market context.
This rare live-work industrial loft warehouse, situated near Harry Reid International Airport, offers a multitude of potential uses. The property features living quarters on the second floor and a work space below. An oversized deck provides an outdoor space. The unit includes an oversized grade level 12’x14’ roll-up door, adding to the variety of potential uses as a light industrial operation. The property is located just north of the signalized intersection at Sunset / Annie Oakley, providing close proximity to Harry Reid International Airport (LAS), major freeways including the I-15 / I-215, the Green Valley master-planned community, dining options, Allegiant Stadium, T-Mobile Arena, and the Las Vegas Strip. The property size is 2197 square feet.
Key Highlights
- Rare live‑work industrial loft warehouse.
- Proximity to Harry Reid International Airport (LAS).
- Oversized grade level 12’x14’ roll‑up door.**
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
$33,169
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
3.42%
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%
$663,380
$663.4K
Cap Rate 7%
$473,843
$473.8K
Cap Rate 9%
$368,544
$368.5K
Market Conditions
NOI Build-Up for 2,197 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
$58.0K $26.40/SF
− Vacancy
−$4.9K −$2.24/SF
EGI
$53.1K $24.16/SF
− OpEx
−$19.9K −$9.06/SF
NOI
$33.2K $15.10/SF
Area
Las Vegas, NV
Vacancy
8.50%
Lease Rate
$26.40 /SF/Yr
Expense Ratio
37.50%
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%
$663,380
Cap Rate 7%
$473,843
Cap Rate 9%
$368,544
Alternative Uses
Best Use
Mixed Use
$473.8K
$414.6K – $552.8K
NOI $33,169 @ 7.0% cap · market cap 3.42%
Second Best
Warehouse
$226.4K
$198.1K – $264.1K
NOI $15,848 @ 7.0% cap · market cap 1.63%
Theoretical Best
Specialty Retail
$759.2K
$664.3K – $885.7K
NOI $53,141 @ 7.0% cap · market cap 5.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,548
Businesses Nearby
Explore this area
Business Placement
Demographics for 89120, NV
24,813
Population
9,861
Households
2.5
Avg Household Size
40
Median Age
26%
College-Educated
88%
High-School Grad
7.1 sq mi
ZIP Area
3,495
Density / Sq Mi
$75,813
Median Household Income
$38,774
Median Earnings
$1,467
Median Rent
$364,800
Median Home Value
Market
Vacancy Rate% for Industrial in Las Vegas, NV
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Live-work space near the airport with versatile potential uses.
Where is this live-work space located?
The property is located at 4081 Silvestri Lane Unit A2 Las Vegas, NV.
What is the asking price?
The asking price for this property is $970,000.
What are key features of this property?
This property features: Rare live‑work industrial loft warehouse.; Proximity to Harry Reid International Airport (LAS).; Oversized grade level 12’x14’ roll‑up door.**
