Furnished RV Lot with 5th
For Sale
$73,500
503 RHONDA, Parowan, UT 84761
Furnished fifth-wheel setup includes a deck, awning, and multiple slide-outs.
Property Size296 SF
Days on Market195
Property Features for 503 RHONDA
General Information
Standard status
Active
Size
296 SF
Property subtype
Manufactured On Land
Additional Details
Furnished
Yes
HOA Fee
$109
Utilities to Site
Yes
Amenities
deck
awning
clubhouse
Window Unit(s)
Propane
Free Standing Oven/Range
Refrigerator
Culinary, City, Electricity Connected, Propane, Sewer Connected, Asphalt, Flat
Building Details
Building Size
296 SF
Year Built
2000
Stories
1
Listing Agency:
ERA Realty Center
(435) 586-9775
Listed By:
Jennifer Davis · License #5458788-AB
Source:
Kw
Added: Feb 16
Changed: Aug 30
Last Checked: Aug 30 at 2:02PM
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 ERA Realty Center
Investment Insights
Based on property information with market context.
This RV property includes a 37'x8' fifth-wheel trailer built in 2000, with 2 slide-outs, furniture, furnishings, a deck, and an awning. Interior equipment includes a free-standing oven/range, refrigerator, window unit(s), and propane service. The site is flat and connected to culinary, city, electricity, propane, and sewer utilities.
Positioned along the outside edge of Foothills RV Park, the property has mountain views and an address in Parowan, Utah. The community contains 146 lots and provides a clubhouse with laundry facilities, showers, and a kitchen. HOA services cover snow removal, water, sewer, and garbage. The surrounding area offers access to skiing, mountain biking, fishing, snowmobiling, ATV trails, and hunting.
Positioned along the outside edge of Foothills RV Park, the property has mountain views and an address in Parowan, Utah. The community contains 146 lots and provides a clubhouse with laundry facilities, showers, and a kitchen. HOA services cover snow removal, water, sewer, and garbage. The surrounding area offers access to skiing, mountain biking, fishing, snowmobiling, ATV trails, and hunting.
Key Highlights
- 37'x8' fifth‑wheel trailer included
- 2 slide‑outs, deck, and awning
- Furniture and furnishings included
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
$2,443
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
3.32%
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%
$48,860
$48.9K
Cap Rate 7%
$34,900
$34.9K
Cap Rate 9%
$27,144
$27.1K
Market Conditions
NOI Build-Up for 296 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
$4.6K $15.60/SF
− Vacancy
−$175 −$0.59/SF
EGI
$4.4K $15.01/SF
− OpEx
−$2.0K −$6.75/SF
NOI
$2.4K $8.25/SF
Area
Iron County, UT
Vacancy
3.80%
Lease Rate
$15.60 /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%
$48,860
Cap Rate 7%
$34,900
Cap Rate 9%
$27,144
Alternative Uses
Best Use
Apartment 5plus
$34.9K
$30.5K – $40.7K
NOI $2,443 @ 7.0% cap · market cap 3.32%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$60.5K
$52.9K – $70.5K
NOI $4,232 @ 7.0% cap · market cap 5.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Explore this area
Business Placement
Demographics for 84761, UT
3,210
Population
1,499
Households
2.1
Avg Household Size
42
Median Age
19%
College-Educated
91%
High-School Grad
127.1 sq mi
ZIP Area
25
Density / Sq Mi
$50,582
Median Household Income
$29,025
Median Earnings
$962
Median Rent
$312,600
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 - Furnished fifth-wheel setup includes a deck, awning, and multiple slide-outs.
Where is this mobile home & rv park located?
The property is located at 503 RHONDA Parowan, UT.
What is the asking price?
The asking price for this property is $73,500.
What are key features of this property?
This property features: 37'x8' fifth‑wheel trailer included; 2 slide‑outs, deck, and awning; Furniture and furnishings included
