Manufactured Housing Community with 101
For Sale
$3,990,000
4727 Owens Road NE, Moses Lake, WA 98837
North Pointe Manufactured Housing Community offers a total of 101 platted spaces with public water and sewer to the site.
Property Size25,000 SF
Lot Size15.00 Acres
Days on Market14
Property Features for 4727 Owens Road NE
General Information
Standard status
Active
Size
25,000 SF
Lot size
15.00 Acres
Property subtype
Multi-Family
Zoning
R-3
Additional Details
Cap Rate
8%
Utilities to Site
Yes
Building Details
Building Size
25,000 SF
Year Built
1990
Units
25
Listing Agency:
NAI Black
Listed By:
James Black III, CCIM
Source:
Commercialcafe
Added: Jul 26
Changed: Aug 8
Last Checked: Aug 8 at 10:36AM
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.
North Pointe Manufactured Housing Community is a manufactured housing community located in northeast Moses Lake. The property is planned in phases, with 25 established units and Phase Two adding 30 units. In addition, there are 46 more platted spaces, totaling 101 for the community.
The site is on a 15-acre +/- lot and is served by public water and sewer. The property is zoned R-3 (Parcel 091510125), and the public remarks cite an 8% cap rate on the mobile home park.
As presented, the community is configured around platted spaces for manufactured housing, supporting a consolidated site plan within the R-3 zoning classification.
The site is on a 15-acre +/- lot and is served by public water and sewer. The property is zoned R-3 (Parcel 091510125), and the public remarks cite an 8% cap rate on the mobile home park.
As presented, the community is configured around platted spaces for manufactured housing, supporting a consolidated site plan within the R-3 zoning classification.
Key Highlights
- North Pointe manufactured housing community with 101 platted spaces on a 15‑acre +/- lot
- Unit count: 25 units (Phase Two: 30 units) plus 46 additional platted spaces
- Year built: 1990
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
$210,266
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
5.27%
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%
$4,205,320
$4.2M
Cap Rate 7%
$3,003,800
$3.0M
Cap Rate 9%
$2,336,289
$2.3M
Market Conditions
NOI Build-Up for 25,000 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
$402.0K $16.08/SF
− Vacancy
−$19.7K −$0.79/SF
EGI
$382.3K $15.29/SF
− OpEx
−$172.0K −$6.88/SF
NOI
$210.3K $8.41/SF
Area
Grant County, WA
Vacancy
4.90%
Lease Rate
$16.08 /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%
$4,205,320
Cap Rate 7%
$3,003,800
Cap Rate 9%
$2,336,289
Alternative Uses
Best Use
Apartment 5plus
$3.00M
$2.63M – $3.50M
NOI $210,266 @ 7.0% cap · market cap 5.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.43M
$4.75M – $6.34M
NOI $380,160 @ 7.0% cap · market cap 9.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
92
Businesses Nearby
Explore this area
Business Placement
Demographics for 98837, WA
46,262
Population
18,651
Households
2.5
Avg Household Size
35
Median Age
21%
College-Educated
87%
High-School Grad
486.2 sq mi
ZIP Area
95
Density / Sq Mi
$70,732
Median Household Income
$44,214
Median Earnings
$1,128
Median Rent
$290,000
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 - North Pointe Manufactured Housing Community offers a total of 101 platted spaces with public water and sewer to the site.
Where is this mobile home & rv park located?
The property is located at 4727 Owens Road NE Moses Lake, WA.
What is the asking price?
The asking price for this property is $3,990,000.
What are key features of this property?
This property features: North Pointe manufactured housing community with 101 platted spaces on a 15‑acre +/- lot; Unit count: 25 units (Phase Two: 30 units) plus 46 additional platted spaces; Year built: 1990
