1819 East Charleston Boulevard, Las Vegas, NV 89104 For Sale

1819 E. Charleston Blvd presents a compelling value-add investment opportunity in the heart of the E. Charleston Blvd corridor in Las Vegas, NV. This 3,600 SF multi-tenant commercial building is 100% occupied and configured as three approximately 1,200 SF suites, each featuring an open layout, private restroom, and dedicated storage area — a versatile footprint that accommodates retail, personal services, light office, professional services, and medical/dental uses without significant tenant improvement capital.

Offered at $475,000 ($131.94/SF) with a 6.19% cap rate, the property delivers immediate cash flow with zero lease-up period. Gross annual income is $45,189 with a reconstructed Net Operating Income of $29,396 based on actual 2025 owner records. Two tenants have occupied the building since 2016 — nearly a decade of uninterrupted tenancy — while all three suites are currently on month-to-month agreements, creating exceptional upside through immediate rent adjustments to market rates. No CAM charges — simple, clean lease structure across all three suites. Tenants pay all utilities.

The value-add opportunity is significant. Current rents average just $1.02 per square foot per month, while comparable commercial space on the E. Charleston Blvd corridor is currently asking $1.25 to $2.25 per square foot per month NNN. A new owner who raises rents to the conservative low end of that range — $1.25/SF — increases annual NOI from $29,396 to $38,501, a 31% improvement with no capital improvements required. At that income level, the implied property value rises to $621,986 — a gain of $146,986 above the asking price. Nevada law requires only 30 days' written notice for a month-to-month rent adjustment, meaning a new owner can initiate this process immediately after closing.

Built in the 1960s and updated as necessary, the asset combines strong in-place occupancy with flexible future positioning. Located within a federally designated Qualified Opportunity Zone, the property offers added appeal for investors seeking tax-advantaged strategies — including capital gains deferral, a 10% basis step-up after a 5-year hold, and zero federal capital gains tax on all appreciation after a 10-year hold. The property is also 1031 exchange ready, making it an ideal replacement property for investors seeking a stabilized, low-management asset. Nevada imposes no state income tax and no state capital gains tax.

With pricing well below broader Las Vegas market averages, frontage along a high-traffic commercial corridor with strong daily traffic counts and freeway proximity, and a rent roll positioned well below current market rates, 1819 E. Charleston Blvd is an attractive opportunity for investors seeking stable income, immediate repositioning upside, and long-term growth in a central Las Vegas location.

Full Offering Memorandum with reconstructed financials, rent roll, and lease summaries available upon execution of a Confidentiality Agreement and submission of a lender pre-qualification letter or proof of funds. Please do not disturb tenants. All showings by appointment only.

FOR SALE BY OWNER-AGENT | Liz Thompson | Desert Realty | Nevada RE License No. S.16018 | (702) 368-4445 Buyer's Agent: Carolyn M. Johnson | Transworld Business Advisors & Nevada Realty | RE License No. B.1002101.CORP | Business Broker License No. BUSB.1002101.CORP | (702) 333-4449