Downtown Las Vegas Office
For Sale
Contact for pricing
714 S 4th St, Las Vegas, NV 89101
Prime office building in downtown Las Vegas with covered parking.
Property Size7,496 SF
Price / SF$306.70
Days on Market169
Property Features for 714 S 4th St
General Information
Standard status
Active
Size
7,496 SF
Class
C
Total Parking Spaces
41
Property subtype
Office
Zoning
C2, Las Vegas - Planned Land Use: Incorporated Clark County (INCORP) Zoning: General Commercial
Investment Type
Owner/User
Building Details
Year Built
1970
Buildings
1
Stories
2
Listing Agency:
Northcap Commercial
Listed By:
Derek Belanus · License #NV BS.143114.PC
Source:
Crexi
Added: Mar 9
Changed: Aug 10
Last Checked: Aug 24 at 10:32AM
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 Northcap Commercial
Investment Insights
Based on property information with market context.
Located in downtown Las Vegas, the property at 714 South 4th Street is a professional office building suitable for single or dual tenants. It features secure covered parking and frontage on a primary downtown street. The building is near the Regional Justice Center, Supreme Court of Nevada, Las Vegas Municipal Court System, City of Las Vegas Government building, Clark County Detention Center, and Clark County Government Building. Downtown Las Vegas is known for gaming, hospitality, tourism, and sites like the Fremont Street Experience. The property is located near redevelopment projects, start-up projects, public transportation, NDOT projects, and access to I-11 and I-15. The property includes a fenced lot, conferencing facility, reception area, storage space, and a security system. The building offers possibilities for a wide range of uses. The property contains 7496 square feet.
Key Highlights
- Prime downtown Las Vegas location on 4th Street with high utilization potential.
- Suitable for single or dual tenant occupancy, offering flexibility for various professional office uses.
- Secure, covered parking, a valuable amenity in the downtown area.
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
$115,363
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
5.02%
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%
$2,307,260
$2.3M
Cap Rate 7%
$1,648,043
$1.6M
Cap Rate 9%
$1,281,811
$1.3M
Market Conditions
NOI Build-Up for 7,496 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
$179.9K $24.00/SF
− Vacancy
−$26.1K −$3.48/SF
EGI
$153.8K $20.52/SF
− OpEx
−$38.5K −$5.13/SF
NOI
$115.4K $15.39/SF
Area
Las Vegas, NV
Vacancy
14.50%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
25.00%
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%
$2,307,260
Cap Rate 7%
$1,648,043
Cap Rate 9%
$1,281,811
Alternative Uses
Best Use
Office B
$1.65M
$1.44M – $1.92M
NOI $115,363 @ 7.0% cap · market cap 5.02%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.59M
$2.27M – $3.02M
NOI $181,313 @ 7.0% cap · market cap 7.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,199
Businesses Nearby
Explore this area
Business Placement
Demographics for 89101, NV
42,465
Population
18,258
Households
2.3
Avg Household Size
35
Median Age
11%
College-Educated
66%
High-School Grad
5.4 sq mi
ZIP Area
7,864
Density / Sq Mi
$38,653
Median Household Income
$29,471
Median Earnings
$1,008
Median Rent
$258,100
Median Home Value
Market
Vacancy Rate% for Office in Las Vegas, NV
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Prime office building in downtown Las Vegas with covered parking.
Where is this office building located?
The property is located at 714 S 4th St Las Vegas, NV.
What is the asking price?
The asking price for this property is $2,299,000.
What are key features of this property?
This property features: Prime downtown Las Vegas location on 4th Street with high utilization potential.; Suitable for single or dual tenant occupancy, offering flexibility for various professional office uses.; Secure, covered parking, a valuable amenity in the downtown area.
