Fenced Warehouse
For Sale
$899,000
1410 Manse Road, Pahrump, NV 89048
Land, Pahrump, NV
Property Size4,950 SF
Lot Size4.80 Acres
Price / SF$181.62
Days on Market131
Property Features for 1410 Manse Road
General Information
Property type
Land
Property subtype
Other
Zoning description
Commercial, Rural
Subdivision
Rancho Valley Estates
Elementary school
,
Directions
Hwy 160 to Manse Rd property is on Manse and Money.
Standard status
Active
APN
44-201-10
Lot size
4.80 Acres
Taxes and HOA fees
Tax Annual Amount
3334
Utilities
Utilities
Electricity Available
Water source
Well
Amenities
5 offices
reception area
kitchen
Building Details
Additional Structures
Workshop
Listing Agency:
Rooted Realty Group
(702) 480-8017
Listed By:
Christine Castellanos · License #B.1002820
(702) 475-3200
Added: Apr 28
Changed: Aug 20
Last Checked: Sep 5 at 7:06PM
MLS# 2777203
Copyright © 2026 Las Vegas REALTORS®. 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 4.8-acre warehouse property includes a 4,950 SF building with 100% HVAC control, five offices, a dedicated reception area, kitchen, and a 1,000+ SF second-story mezzanine with a concrete floor. The parcel is fully fenced and secured by four rolling gates, with over 50,000+ SF of blacktop surface. Well and septic service the property.
A fully renovated 1998 single-wide manufactured home is included as personal property. The residence offers 2 bedrooms, 2 bathrooms, and approximately 900 SF of living space, along with a separate wrought iron-fenced yard. The improvements support business use, live/work arrangements, event space, fulfillment, indoor recreation, and contractor trades.
A fully renovated 1998 single-wide manufactured home is included as personal property. The residence offers 2 bedrooms, 2 bathrooms, and approximately 900 SF of living space, along with a separate wrought iron-fenced yard. The improvements support business use, live/work arrangements, event space, fulfillment, indoor recreation, and contractor trades.
Key Highlights
- 4.8‑acre parcel with a 4,950 SF warehouse
- Warehouse is 100% HVAC‑controlled and includes 5 offices
- 1,000+ SF second‑story mezzanine with usable concrete floor
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
$48,114
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
5.35%
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%
$962,280
$962.3K
Cap Rate 7%
$687,343
$687.3K
Cap Rate 9%
$534,600
$534.6K
Market Conditions
NOI Build-Up for 4,950 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
$63.0K $12.72/SF
− Vacancy
−$6.4K −$1.28/SF
EGI
$56.6K $11.44/SF
− OpEx
−$8.5K −$1.72/SF
NOI
$48.1K $9.72/SF
Area
Nye County, NV
Vacancy
10.10%
Lease Rate
$12.72 /SF/Yr
Expense Ratio
15.00%
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%
$962,280
Cap Rate 7%
$687,343
Cap Rate 9%
$534,600
Alternative Uses
Best Use
Warehouse
$687.3K
$601.4K – $801.9K
NOI $48,114 @ 7.0% cap · market cap 5.35%
Second Best
Industrial
$566.0K
$495.3K – $660.4K
NOI $39,623 @ 7.0% cap · market cap 4.41%
Theoretical Best
Office A
$1.57M
$1.38M – $1.84M
NOI $110,105 @ 7.0% cap · market cap 12.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
60
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 89048, NV
25,166
Population
11,571
Households
2.2
Avg Household Size
54
Median Age
13%
College-Educated
87%
High-School Grad
86.0 sq mi
ZIP Area
293
Density / Sq Mi
$55,747
Median Household Income
$35,405
Median Earnings
$1,162
Median Rent
$292,400
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.
Similar Off Market Nearby
- Pahrump Valley Storage — 5281 Vicki Ann Rd, Pahrump, NV 89048
- Superior Storage (Self-Storage Units) — 961 Pratt St, Pahrump, NV 89048
- Decroff Storage Units — 4679 Vicki Ann Rd, Pahrump, NV 89048
Frequently Asked Questions
What type of property is this?
Warehouse - HVAC-controlled warehouse with offices, mezzanine, and a renovated manufactured home on the parcel.
Where is this warehouse located?
The property is located at 1410 Manse Road Pahrump, NV.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: 4.8‑acre parcel with a 4,950 SF warehouse; Warehouse is 100% HVAC‑controlled and includes 5 offices; 1,000+ SF second‑story mezzanine with usable concrete floor
