Manufactured Home with
For Sale
$130,000
1720 Whipple Avenue, Logandale, NV 89021
Land, Logandale, NV
Property Size720 SF
Lot Size0.30 Acres
Price / SF$180.56
Days on Market118
Property Features for 1720 Whipple Avenue
General Information
Property type
Land
Property subtype
Other
Zoning description
Single Family
Elementary school
,
Directions
I-15 N to Overton/Logandale exit. On Moapa Valley Blvd to Whipple head E. Property is on the North side of Whipple before Valley Heights Subdivision.
Standard status
Active
APN
041-22-801-013
Lot size
0.30 Acres
Taxes and HOA fees
Tax Annual Amount
338
Utilities
Utilities
Electricity Available
Sewer type
Septic Tank
Listing Agency:
Clea's Moapa Valley Realty LLC
(702) 575-4240
Listed By:
Clea Whitney · License #B.0145120
(702) 575-4240
Added: Apr 28
Changed: Aug 19
Last Checked: Aug 23 at 11:06PM
MLS# 2777008
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 property includes a 1971 single-wide manufactured home along with several outbuildings. The single-wide is configured as one bedroom and one bathroom, with approximately 720 square feet of living space, and features a front porch. The surrounding improvements are provided by the additional outbuildings, which may support storage and other practical on-site needs.
The home is situated on a lot of approximately 0.3 acres in Logandale, Nevada (Clark County). The listing is for sale at 1720 Whipple Avenue, Logandale, NV 89021.
For buyers seeking a compact residential setup with extra on-site structures, the combination of the 1-bedroom, 1-bath manufactured home and multiple outbuildings can be useful for maintaining everyday space requirements alongside additional storage. The property is being offered for sale by the office of the public guardian, as noted in the public remarks.
The home is situated on a lot of approximately 0.3 acres in Logandale, Nevada (Clark County). The listing is for sale at 1720 Whipple Avenue, Logandale, NV 89021.
For buyers seeking a compact residential setup with extra on-site structures, the combination of the 1-bedroom, 1-bath manufactured home and multiple outbuildings can be useful for maintaining everyday space requirements alongside additional storage. The property is being offered for sale by the office of the public guardian, as noted in the public remarks.
Key Highlights
- 1971 single‑wide mobile home with 1 bedroom and 1 bathroom
- 720 sq ft single‑wide with front porch
- Includes several outbuildings
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
$8,487
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
6.53%
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%
$169,740
$169.7K
Cap Rate 7%
$121,243
$121.2K
Cap Rate 9%
$94,300
$94.3K
Market Conditions
NOI Build-Up for 720 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
$16.2K $22.56/SF
− Vacancy
−$812 −$1.13/SF
EGI
$15.4K $21.43/SF
− OpEx
−$6.9K −$9.64/SF
NOI
$8.5K $11.79/SF
Area
Clark County, NV
Vacancy
5.00%
Lease Rate
$22.56 /SF/Yr
Expense Ratio
45.00%
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%
$169,740
Cap Rate 7%
$121,243
Cap Rate 9%
$94,300
Alternative Uses
Best Use
Apartment 5plus
$121.2K
$106.1K – $141.5K
NOI $8,487 @ 7.0% cap · market cap 6.53%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$186.8K
$163.5K – $218.0K
NOI $13,079 @ 7.0% cap · market cap 10.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
47
Businesses Nearby
Explore this area
Business Placement
Demographics for 89021, NV
3,270
Population
995
Households
3.3
Avg Household Size
35
Median Age
18%
College-Educated
100%
High-School Grad
51.6 sq mi
ZIP Area
63
Density / Sq Mi
$115,270
Median Household Income
$48,333
Median Earnings
$946
Median Rent
$438,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Single-wide manufactured home on a small lot with multiple outbuildings, offering flexible space for residential use.
Where is this single family property located?
The property is located at 1720 Whipple Avenue Logandale, NV.
What is the asking price?
The asking price for this property is $130,000.
What are key features of this property?
This property features: 1971 single‑wide mobile home with 1 bedroom and 1 bathroom; 720 sq ft single‑wide with front porch; Includes several outbuildings
