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    Horse Property Land Parcel Title is generated by Realmo AI

    5105 Boyer Lane, Stagecoach, NV 89429

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    Claim this Listing
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    For Sale
    $150,000

    LAND - Stagecoach, NV

    Lot size:
    10.00 Acres
    Added:
    Jun 4, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 5 at 11:06 pm

    Property Features for 5105 Boyer Lane

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Rr5T
    Standard status
    Active
    APN
    015-381-09
    Lot size
    10.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    354

    Utilities

    Sewer type
    Septic Needed
    Water source
    Well Needed

    We can help!

    Listing Contact
    Sue Armstrong

    Listing agent Sue Armstrong License #S.168264

    Listing office Dickson Realty - Caughlin 1030 Caughlin Crossing, Reno, NV

    Listing date Jun 4, 2026

    MLS# 260007222 Listing URL

    Copyright © 2026 Northern Nevada Regional MLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 10‑acre parcel in Stagecoach with proximity to the Tahoe‑Reno Industrial Center and USA Parkway
    • Easy access off Hwy 50, one of the main areas for potential future growth
    • Water source: well needed; sewer: septic needed
    • No HOA reported—buyer can decide what and when to build
    • Horse property per listing remarks
    • Mountain and desert views noted; close to Carson City, Reno, and Virginia City; about 1 hour to Lake Tahoe

    Overview

    This offering is a 10-acre land parcel in Stagecoach, Nevada, presented as a horse property. The property is offered with no HOA, giving the owner flexibility around what and when to build within the bounds of applicable zoning. The landscape is described as a mix of mountain and desert views.

    Access is highlighted as easy due to the site being located off Highway 50. The listing also notes proximity to the Tahoe-Reno Industrial center and USA Parkway, along with surrounding growth and development activity. The property is in Lyon County, and is positioned for convenient travel to Carson City, Reno, and Virginia City, with Lake Tahoe noted as about an hour away.

    For buyers and operators looking for land in an established growth corridor, this parcel provides a straightforward platform for non-residential or agricultural-oriented plans consistent with its land zoning designation (Rr5T). With no HOA on the property, decision-making remains with the owner, making it a practical fit for those planning a personalized use in Stagecoach.
    Property Profile Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Suggested Use

    Nursing Home Nursing Home

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Stagecoach
    County
    Lyon
    State
    Nevada
    Longitude
    -119.399739
    Latitude
    39.374479

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - 10-acre Stagecoach parcel off Highway 50 with mountain and desert views and no HOA restrictions.
    Where is this agricultural land / farmland located?
    The property is located at 5105 Boyer Lane Stagecoach, NV.
    What is the asking price?
    The asking price for this property is $150,000.
    What are key features of this property?
    This property features: 10‑acre parcel in Stagecoach with proximity to the Tahoe‑Reno Industrial Center and USA Parkway; Easy access off Hwy 50, one of the main areas for potential future growth; Water source: well needed; sewer: septic needed
    (775) 762-5558
    We can help!
    Listing Contact
    Sue Armstrong
    Real Estate License ID: S.168264
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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.

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