RV Lot with Mountain
For Sale
$95,000
1150 W Red Hills Parkway, Washington, UT 84780
LAND - Washington, UT
Property Size480 SF
Lot Size0.05 Acres
Price / SF$197.92
Days on Market347
Property Features for 1150 W Red Hills Parkway
General Information
Property type
Land
Property subtype
Other
Zoning description
PUD
Subdivision
CANYON BREEZE RV RESORT
Elementary school
.
Middle school
.
High school
.
Standard status
Active
APN
W-CBRV-168
Size
480 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
493
HOA Fee
$139 Monthly
Listing Agency:
REALTY ABSOLUTE
(435) 773-3870
Listed By:
VICKY LYN WILEY · License #5460576-SA00
(435) 229-7598
Added: Sep 9, 2025
Changed: Jun 29
Last Checked: Aug 21 at 4:06PM
MLS# 25-264903
Copyright © 2026 Washington County Board of 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 spacious RV lot, situated in the Canyon Breeze RV Resort, offers views of Red Mountain. The property is located within a 55+ community. The lot size is 0.05 acres, equivalent to 480 square feet. The property is located in Washington, UT.
Key Highlights
- Private financing available with 7% interest for 15 years.
- Enjoy stunning Red Mountain views.
- Spacious RV lot located in desirable Canyon Breeze RV Resort.
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
$5,333
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
5.61%
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%
$106,660
$106.7K
Cap Rate 7%
$76,186
$76.2K
Cap Rate 9%
$59,256
$59.3K
Market Conditions
NOI Build-Up for 480 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
$10.1K $21.00/SF
− Vacancy
−$383 −$0.80/SF
EGI
$9.7K $20.20/SF
− OpEx
−$4.4K −$9.09/SF
NOI
$5.3K $11.11/SF
Area
Washington County, UT
Vacancy
3.80%
Lease Rate
$21.00 /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%
$106,660
Cap Rate 7%
$76,186
Cap Rate 9%
$59,256
Alternative Uses
Best Use
Apartment 5plus
$76.2K
$66.7K – $88.9K
NOI $5,333 @ 7.0% cap · market cap 5.61%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$132.2K
$115.7K – $154.2K
NOI $9,253 @ 7.0% cap · market cap 9.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
469
Businesses Nearby
Explore this area
Business Placement
Demographics for 84780, UT
28,025
Population
12,922
Households
2.2
Avg Household Size
36
Median Age
35%
College-Educated
94%
High-School Grad
61.8 sq mi
ZIP Area
453
Density / Sq Mi
$94,103
Median Household Income
$42,098
Median Earnings
$1,581
Median Rent
$511,700
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Mobile home & RV park - Spacious RV lot in 55+ community with mountain views.
Where is this mobile home & rv park located?
The property is located at 1150 W Red Hills Parkway Washington, UT.
What is the asking price?
The asking price for this property is $95,000.
What are key features of this property?
This property features: Private financing available with 7% interest for 15 years.; Enjoy stunning Red Mountain views.; Spacious RV lot located in desirable Canyon Breeze RV Resort.
