Residential Manufactured Home
For Sale
$220,000
975 Sky Road, Indian Springs, NV 89018
Land, Indian Springs, NV
Property Size1,340 SF
Lot Size0.82 Acres
Price / SF$164.18
Days on Market78
Property Features for 975 Sky Road
General Information
Property type
Land
Property subtype
Other
Zoning description
Mobile Homes
Elementary school
,
Directions
US 95 N to Indian Springs. Left on MacFarland, Right on Raleigh, Right on Sky.
Standard status
Active
APN
059-08-701-018
Lot size
0.82 Acres
Taxes and HOA fees
Tax Annual Amount
251
Utilities
Utilities
Electricity Available
Water source
Public
Listing Agency:
Signature Real Estate Group
(702) 268-2631
Listed By:
Jerome Price · License #S.0184478
(702) 934-2178
Added: Jun 9
Changed: Aug 19
Last Checked: Aug 25 at 5:06AM
MLS# 2790268
Copyright © 2026 Las Vegas 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 is a 0.82-acre residential land offering in Indian Springs, Nevada, including an approximately 1,340 sq. ft. manufactured home and two storage sheds. The property is being sold as-is, and prospective buyers should plan for their own evaluation of condition and any required updates. With its single-lot configuration, the site is suited for buyers seeking a desert-style home setting with room to support day-to-day storage and outdoor use.
The lot benefits from government-owned land across the street, adding separation from neighboring development. Mountain views are noted as part of the setting. The listing also states there is no HOA. The property is zoned Manufactured Home Residential, with planned land use identified as Mid-Intensity Suburban Neighborhood.
For buyers looking for a straightforward opportunity to own a manufactured home property on a residential lot, the existing home and outbuildings can provide immediate utility while you consider future plans for the site. The zoning and planned land use support manufactured home residential use, making it a practical fit for owner-occupants and buyers evaluating long-term customization of their property within the stated framework.
The lot benefits from government-owned land across the street, adding separation from neighboring development. Mountain views are noted as part of the setting. The listing also states there is no HOA. The property is zoned Manufactured Home Residential, with planned land use identified as Mid-Intensity Suburban Neighborhood.
For buyers looking for a straightforward opportunity to own a manufactured home property on a residential lot, the existing home and outbuildings can provide immediate utility while you consider future plans for the site. The zoning and planned land use support manufactured home residential use, making it a practical fit for owner-occupants and buyers evaluating long-term customization of their property within the stated framework.
Key Highlights
- 0.82‑acre property in Indian Springs with an approximately 1,340 SF manufactured home
- Two storage sheds on site
- Mountain views and privacy with government‑owned land across the street
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
$15,795
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
7.18%
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%
$315,900
$315.9K
Cap Rate 7%
$225,643
$225.6K
Cap Rate 9%
$175,500
$175.5K
Market Conditions
NOI Build-Up for 1,340 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
$30.2K $22.56/SF
− Vacancy
−$1.5K −$1.13/SF
EGI
$28.7K $21.43/SF
− OpEx
−$12.9K −$9.64/SF
NOI
$15.8K $11.79/SF
Area
Clark County, NV
Vacancy
5.00%
Lease Rate
$22.56 /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%
$315,900
Cap Rate 7%
$225,643
Cap Rate 9%
$175,500
Alternative Uses
Best Use
Apartment 5plus
$225.6K
$197.4K – $263.3K
NOI $15,795 @ 7.0% cap · market cap 7.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$347.7K
$304.3K – $405.7K
NOI $24,342 @ 7.0% cap · market cap 11.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
79
Businesses Nearby
Explore this area
Business Placement
Demographics for 89018, NV
1,026
Population
418
Households
2.5
Avg Household Size
38
Median Age
11%
College-Educated
92%
High-School Grad
1.7 sq mi
ZIP Area
604
Density / Sq Mi
$60,313
Median Household Income
$36,583
Median Earnings
$943
Median Rent
$325,500
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - 0.82-acre lot with an approximately 1,340 sq. ft. manufactured home and storage sheds, sold as-is with no HOA.
Where is this single family property located?
The property is located at 975 Sky Road Indian Springs, NV.
What is the asking price?
The asking price for this property is $220,000.
What are key features of this property?
This property features: 0.82‑acre property in Indian Springs with an approximately 1,340 SF manufactured home; Two storage sheds on site; Mountain views and privacy with government‑owned land across the street
