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    170 E Greenback Valley Rd Tonto Basin, AZ 85553

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    RV and mobile home park near Tonto National Forest.

    Lot size:
    15.08 Acres

    Property Features for 170 E Greenback Valley Rd

    General Information

    Standard status
    Active
    Zoning
    Zone X, Zone AE
    Lot size
    15.08 Acres

    Building Details

    Year built
    1980

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    Listing Contact
    Jack A. Cardinal
    Source: Crexi

    Listing Agency: Cooper Cardinal Listing Agent: Jack A. Cardinal

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Greenback Crossing RV Park

    Greenback Crossing RV Park, established in 1980, is situated on approximately 15.08 acres in Tonto Basin, Arizona. The property features 38 RV sites, 10 mobile home sites, 1 three-bedroom, two-bath house, and 13 uncovered storage sites. Electric service is master metered with submeters for a bill-back program for sites 10-40 and direct billing to sites 0-9, 41, and 48. Sites are equipped with 30/50 AMP electrical service. Water is supplied by a well, and the property utilizes a septic system. A flat fee of $18.75 is charged for trash to mobile home sites only and included in rent for RV sites. Water and sewer are included with rent and paid by the owner. Gas is propane. There is one park-owned home. The community provides an onsite laundry facility with two washers and two dryers owned by the seller. Uncovered storage sites are available to the public. A rent raise was implemented in February 2024. An onsite manager resides at the property, handling landscaping, grounds maintenance, rent collection, deposits, and move in-outs. The manager receives free site rent of $365, $1,000 monthly income, $500 monthly landscaping fee, and additional pay for extra services. The community offers an amenity package that includes an onsite laundry facility, onsite office, and fully fenced uncovered storage. The property is located near Tonto National Forest and Roosevelt Lake, 30 minutes south of Payson, Arizona.
    Location Intelligence

    Current Use by Public Records

    Mobile home & RV ...

    Map

    City
    Tonto Basin
    County
    Gila
    State
    Arizona
    Longitude
    -111.312
    Latitude
    33.8677

    Nearby Similar for Sale

    • $550,000
      13,262 SF

      Tonto Basin Lodge Investment Opportunity

      Tonto Basin lodging property with strong income potential.
      285 Old Highway 188, Tonto Basin, AZ 85553
      View Details

    FAQs

    What type of property is this?
    Mobile home & RV park - RV and mobile home park near Tonto National Forest.
    Where is this mobile home & rv park located?
    The property is located at 170 E Greenback Valley Rd Tonto Basin, AZ.
    What are key features of this property?
    This property features: - Diverse income streams from 38 RV sites, 10 mobile home sites, 1 house, and 13 storage sites.; - Value-add opportunity with rent raise implemented in February 2024.; - Established infrastructure with master metered electric, well water, and septic system.
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    170 E Greenback Valley Rd Tonto Basin, AZ 85553
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    Tonto Basin, AZ 85553
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    170 E Greenback Valley Rd Tonto Basin, AZ 85553
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    We can help!
    Listing Contact
    Jack A. Cardinal
    Real Estate License ID: SA642221000
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