Updated Mobile Home in
For Sale
$34,900
1110 AZ-80 #8, Benson, AZ 85602
Charming, updated 1-bed mobile home in a 55+ community.
Property Size598 SF
Days on Market354
Property Features for 1110 AZ-80 #8
General Information
Standard status
Active
Size
598 SF
Property subtype
Mobile Home
Amenities
Mini-Split
Exhaust Fan
Gas Range
Refrigerator
Deck, Patio, Porch, Sewer Connected, Built-Up
Building Details
Building Size
598 SF
Year Built
1964
Stories
1
Listing Agency:
Copper Lodge Realty
(520) 686-9580
Listed By:
Ian Kirkwood
Source:
Kw
Added: Aug 20, 2025
Changed: Aug 8
Last Checked: Jul 16 at 6:53AM
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 Copper Lodge Realty
Investment Insights
Based on property information with market context.
This updated 1-bed mobile home is located in a 55+ leased-lot community in Benson. The property is a 1964 New Moon mobile home featuring desert charm with modern comforts. It includes a recently recoated roof, two new mini-split A/C and heat units, an enclosed patio, and a covered carport. The home is move-in ready and suitable for snowbirds or full-time residents. The lot rent is $492 per month.
Key Highlights
- Move‑in ready 1‑bed/1‑bath mobile home in a 55+ community.
- New mini‑split A/C & heat units for year‑round comfort.
- Recently recoated roof.
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
$2,841
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
8.14%
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%
$56,820
$56.8K
Cap Rate 7%
$40,586
$40.6K
Cap Rate 9%
$31,567
$31.6K
Market Conditions
NOI Build-Up for 598 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
$6.4K $10.68/SF
− Vacancy
−$1.2K −$2.04/SF
EGI
$5.2K $8.64/SF
− OpEx
−$2.3K −$3.89/SF
NOI
$2.8K $4.75/SF
Area
Cochise County, AZ
Vacancy
19.11%
Lease Rate
$10.68 /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%
$56,820
Cap Rate 7%
$40,586
Cap Rate 9%
$31,567
Alternative Uses
Best Use
Apartment 5plus
$40.6K
$35.5K – $47.4K
NOI $2,841 @ 7.0% cap · market cap 8.14%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$88.6K
$77.5K – $103.4K
NOI $6,203 @ 7.0% cap · market cap 17.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Explore this area
Business Placement
Demographics for 85602, AZ
10,198
Population
5,386
Households
1.9
Avg Household Size
54
Median Age
26%
College-Educated
91%
High-School Grad
847.5 sq mi
ZIP Area
12
Density / Sq Mi
$53,725
Median Household Income
$32,471
Median Earnings
$760
Median Rent
$195,500
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Charming, updated 1-bed mobile home in a 55+ community.
Where is this mobile home & rv park located?
The property is located at 1110 AZ-80 #8 Benson, AZ.
What is the asking price?
The asking price for this property is $34,900.
What are key features of this property?
This property features: Move‑in ready 1‑bed/1‑bath mobile home in a 55+ community.; New mini‑split A/C & heat units for year‑round comfort.; Recently recoated roof.
