Gated Self Storage Condo with Garage
For Sale
$115,000
11440 Digital Court lot E91, Sparks, NV 89441
Commercial Sale, Sparks, NV
Property Size502 SF
Lot Size0.01 Acres
Price / SF$229.08
Days on Market157
Property Features for 11440 Digital Court lot E91
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
I
Security features
Security Lighting
Fencing
Fenced
Lot features
Landscaped, Sprinklers In Front
Directions
Pyramid and Ingenuity
Standard status
Active
APN
538-242-28
Size
502 SF
Lot size
0.01 Acres
Taxes and HOA fees
Tax Annual Amount
541
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Water source
Public
Amenities
security cameras for the facility
fully gated and secure complex
commercial wash bay
dump station
showers
Building Details
Year built
2020
Floors in Building
1
Number of units
98
Building materials
Metal Siding, Steel Frame
Roof type
Metal
Listing Agency:
LPT Realty, LLC
(775) 544-1328
Listed By:
Kerry Herdt · License #BS.146281
(925) 321-8042
Added: Mar 20
Changed: Aug 20
Last Checked: Aug 23 at 2:06PM
MLS# 260003896
Copyright © 2026 Northern Nevada Regional MLS, Inc. 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 individual commercial storage condo contains 502 square feet within a metal-sided, steel-frame building completed in 2020. The 14 x 36 unit includes an automatic overhead garage door and opener, making the space suitable for storage of boats, RVs, vehicles, and general goods. The property is zoned I and includes a metal roof, fencing, public water, and public sewer.
The unit is part of a fully gated complex with facility security cameras. Shared improvements include a commercial wash bay, dump station, and showers, while a commercial management association maintains the property. The complex is located directly off Highway 445 and Ingenuity Ave in Sparks, Nevada.
The unit is part of a fully gated complex with facility security cameras. Shared improvements include a commercial wash bay, dump station, and showers, while a commercial management association maintains the property. The complex is located directly off Highway 445 and Ingenuity Ave in Sparks, Nevada.
Key Highlights
- 502 Square Feet individual commercial storage condo
- 14 x 36 unit with automatic overhead garage door and opener
- Fully gated complex with facility security cameras
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
$5,153
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
4.48%
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%
$103,060
$103.1K
Cap Rate 7%
$73,614
$73.6K
Cap Rate 9%
$57,256
$57.3K
Market Conditions
NOI Build-Up for 502 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
$7.8K $15.60/SF
− Vacancy
−$470 −$0.94/SF
EGI
$7.4K $14.66/SF
− OpEx
−$2.2K −$4.40/SF
NOI
$5.2K $10.26/SF
Area
Sparks, NV
Vacancy
6.00%
Lease Rate
$15.60 /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%
$103,060
Cap Rate 7%
$73,614
Cap Rate 9%
$57,256
Alternative Uses
Best Use
Self Storage
$73.6K
$64.4K – $85.9K
NOI $5,153 @ 7.0% cap · market cap 4.48%
Second Best
Warehouse
$56.4K
$49.4K – $65.8K
NOI $3,948 @ 7.0% cap · market cap 3.43%
Theoretical Best
Specialty Retail
$177.7K
$155.5K – $207.3K
NOI $12,439 @ 7.0% cap · market cap 10.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
104
Businesses Nearby
Explore this area
Business Placement
Demographics for 89441, NV
13,887
Population
5,314
Households
2.6
Avg Household Size
44
Median Age
32%
College-Educated
96%
High-School Grad
49.7 sq mi
ZIP Area
279
Density / Sq Mi
$123,625
Median Household Income
$62,025
Median Earnings
$2,078
Median Rent
$624,000
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Self storage facility - Individual commercial storage unit within a secured, managed complex offering shared wash and vehicle-support facilities.
Where is this self storage facility located?
The property is located at 11440 Digital Court lot E91 Sparks, NV.
What is the asking price?
The asking price for this property is $115,000.
What are key features of this property?
This property features: 502 Square Feet individual commercial storage condo; 14 x 36 unit with automatic overhead garage door and opener; Fully gated complex with facility security cameras
