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    823 S Las Vegas Blvd, Las Vegas, NV

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    Four-story office building with frontage on Las Vegas Boulevard.

    Type:OFFICE
    Property size:
    9,880 SF
    Lot size:
    0.31 Acres
    Price / SF:
    $840/SF
    Added:
    Nov 24, 2025
    Days on Market:
    176
    Last Refresh:
    Apr 5 at 9:06 pm

    Property Features for 823 S Las Vegas Blvd

    General Information

    Standard status
    Active
    Size
    9,880 SF
    Lot size
    0.31 Acres
    Property subtype
    OFFICE

    We can help!

    Listing Contact
    Cody Seager

    Listing agent Cody Seager

    Listing office Cushman & Wakefield | Las Vegas

    Listing date Nov 24, 2025

    Source Moodyscre

    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 Cushman & Wakefield | Las Vegas

    HighLights

    • Multi‑tenant professional office building with frontage on Las Vegas Boulevard
    • Walking distance to the Regional Justice Center and the U.S. Federal Courthouse
    • 76% leased to notable tenants including Hardy Painting and Drywall, The Moore Law Group, and Reynolds Management
    • Opportunity for immediate owner‑user occupancy with vacant suites in second‑generation condition
    • Contiguous space available: +/-9,102sf on the third floor and +/-9,102sf on the fifth floor
    • Cellular tower leased to AT&T provides additional income

    Overview

    The property at 823 South Las Vegas Boulevard is a four-story, multi-tenant professional office building with approximately 28,354 square feet. It features frontage directly on Las Vegas Boulevard and is within walking distance of the new Regional Justice Center and the U.S. Federal Courthouse. The property is 76% leased to tenants including Hardy Painting and Drywall, The Moore Law Group, and Reynolds Management, and is home to Influential Network, Tyler Robinson Foundation, Inc., and more. There are three vacant suites in second-generation condition. The entire third floor may be immediately occupied, providing approximately 9,102 square feet of contiguous space, as may the entire fifth floor, providing an additional approximately 9,102 square feet of contiguous space. The property is encumbered by a roof-mounted cellular tower which is leased to AT&T.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Reynolds & Associates Law Firm Hardy Painting & Drywall General Contractor tyler robinson foundation Charitable Organization Kathryn M Barker ... Law Firm REACH TU CENTRO ... Medical Clinic

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Law Firm Gym & Fitness Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Las Vegas
    County
    Clark
    State
    Nevada
    Longitude
    -115.146
    Latitude
    36.1602

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    FAQs

    What type of property is this?
    Office building - Four-story office building with frontage on Las Vegas Boulevard.
    Where is this office building located?
    The property is located at 823 S Las Vegas Blvd Las Vegas, NV.
    What is the asking price?
    The asking price for this property is $8,300,000.
    What are key features of this property?
    This property features: Multi‑tenant professional office building with frontage on Las Vegas Boulevard; Walking distance to the Regional Justice Center and the U.S. Federal Courthouse; 76% leased to notable tenants including Hardy Painting and Drywall, The Moore Law Group, and Reynolds Management
    (702) 796-7900 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Cody Seager
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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