Building Details

Building Size 5,000 SF

Units 14

Listing Agency: NAI Black

Listed By: Anthony Walker · License #SP50554 Show Phone

Source: Commercialcafe

Added: Mar 27 Changed: Sep 8 Last Checked: Sep 8 at 5:37AM

Report an Issue

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 NAI Black

Investment Insights

Based on property information with market context.

This established mobile home park presents an exceptional investment opportunity, generating over $86,000 in gross annual rents. The property features 14 lots, including 5 park-owned rental units, 2 of which have been remodeled, and 9 tenant-owned units paying lot rent. This diversified income stream benefits from strong occupancy. The well-maintained property has an established tenant base and requires minimal management. An additional 16 acres of developable land offers significant expansion potential or alternative development opportunities. The property is located in the growing Hauser market, with proximity to Coeur d'Alene and Spokane, providing strong rental demand for affordable housing. This is suited for investors seeking immediate returns and future development possibilities.

Key Highlights

• Turn‑key income property generating $86,000+ gross annual rents.
• Includes additional 16 acres of developable land offering significant expansion potential.
• 14‑lot mobile home park with diversified income streams: 5 park‑owned rental units and 9 tenant‑owned units.

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

$42,233

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

3.02%

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%

$844,660 $844.7K

Cap Rate 7%

$603,329 $603.3K

Cap Rate 9%

$469,256 $469.3K

Market Conditions

NOI Build-Up for 5,000 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

$81.0K $16.20/SF

− Vacancy

−$4.2K −$0.84/SF

EGI

$76.8K $15.36/SF

− OpEx

−$34.6K −$6.91/SF

NOI

$42.2K $8.45/SF

Area

Kootenai County, ID

Vacancy

5.20%

Lease Rate

$16.20 /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%

$844,660

Cap Rate 7%

$603,329

Cap Rate 9%

$469,256

Alternative Uses

Best Use

Apartment 5plus

$603.3K

$527.9K – $703.9K (±1% cap)

NOI $42,233 @ 7.0% cap · market cap 3.02%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$1.08M

$949.1K – $1.27M (±1% cap)

NOI $75,924 @ 7.0% cap · market cap 5.43%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Mobile home & RV ...

Suggested Use

Top Pick Building Supply Storage Facility Auto Repair Shop Real Estate Agency Big Box & Wholesale Store Veterinary Clinic

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

18

Businesses Nearby

Explore this area Business Placement

Demographics for 83854, ID

49,040

Population

20,440

Households

2.4

Avg Household Size

37

Median Age

23%

College-Educated

92%

High-School Grad

77.6 sq mi

ZIP Area

632

Density / Sq Mi

$72,820

Median Household Income

$41,223

Median Earnings

$1,311

Median Rent

$433,700

Median Home Value

Market

Vacancy Rate% for Multifamily in West region

7% 2022

7.8% 2023

8.6% 2024

8.6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this mobile home & rv parks located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Mobile home & RV park - Turn-key mobile home park with expansion potential on 16 acres.

Where is this mobile home & rv park located?

The property is located at 10176 N Cliff House Road Hauser, ID.

What is the asking price?

The asking price for this property is $1,399,000.

What are key features of this property?

This property features: Turn‑key income property generating $86,000+ gross annual rents.; Includes additional 16 acres of developable land offering significant expansion potential.; 14‑lot mobile home park with diversified income streams: 5 park‑owned rental units and 9 tenant‑owned units.