Duplex With Two
For Sale
$489,000
Pending
3361 Oro Grande Blvd, Lake Havasu City, AZ 86406
Multi-Family, Lake Havasu City, AZ
Property Size2,500 SF
Lot Size0.23 Acres
Days on Market20
Property Features for 3361 Oro Grande Blvd
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
L-R-2 Two-Family Residential
Bedrooms
3
Rooms
Bedroom 2, Bedroom 1, Bedroom 3
Subdivision
Lake Havasu City
Directions
Highway 95 S to Oro Grande
Standard status
Pending
APN
114-09-072
Size
2,500 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
905
Utilities
Utilities
Electricity Available
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1972
Number of units
2
Building materials
Wood Frame, Block
Roof type
Rolled Hot Mop
Listing Agency:
eXp Realty
(928) 453-3202
Listed By:
The Gedalje Group · License #2013009293
(404) 689-4408
Added: Aug 20
Changed: Sep 4
Last Checked: Sep 8 at 3:06PM
MLS# 1042157
Copyright © 2026 Lake Havasu Association of 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 duplex contains 2,500 square feet arranged as two separate residences, with each unit offering 3 bedrooms and 2 bathrooms. Built in 1972, the property uses wood-frame and block construction and includes central air conditioning, electric heating, and a rolled hot-mop roof.
The property is located at 3361 Oro Grande Blvd in Lake Havasu City, Arizona. Public water and public sewer serve the site, with electricity available. The separate-unit configuration provides flexibility for rental operations, occupying one residence while leasing the other, or accommodating extended household needs.
The property is located at 3361 Oro Grande Blvd in Lake Havasu City, Arizona. Public water and public sewer serve the site, with electricity available. The separate-unit configuration provides flexibility for rental operations, occupying one residence while leasing the other, or accommodating extended household needs.
Key Highlights
- Two‑unit duplex with 2,500 square feet of total property size
- Each unit includes 3 bedrooms and 2 bathrooms
- Located at 3361 Oro Grande Blvd, Lake Havasu City, AZ 86406
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
$18,653
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
3.81%
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%
$373,060
$373.1K
Cap Rate 7%
$266,471
$266.5K
Cap Rate 9%
$207,256
$207.3K
Market Conditions
NOI Build-Up for 2,500 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
$28.5K $11.40/SF
− Vacancy
−$1.9K −$0.74/SF
EGI
$26.6K $10.66/SF
− OpEx
−$8.0K −$3.20/SF
NOI
$18.7K $7.46/SF
Area
Mohave County, AZ
Vacancy
6.50%
Lease Rate
$11.40 /SF/Yr
Expense Ratio
30.00%
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%
$373,060
Cap Rate 7%
$266,471
Cap Rate 9%
$207,256
Alternative Uses
Best Use
Multifamily LT 5
$266.5K
$233.2K – $310.9K
NOI $18,653 @ 7.0% cap · market cap 3.81%
Second Best
Apartment 5plus
$248.7K
$217.6K – $290.1K
NOI $17,408 @ 7.0% cap · market cap 3.56%
Theoretical Best
Office A
$558.2K
$488.4K – $651.2K
NOI $39,072 @ 7.0% cap · market cap 7.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
207
Businesses Nearby
Explore this area
Business Placement
Demographics for 86406, AZ
24,935
Population
14,846
Households
1.7
Avg Household Size
57
Median Age
19%
College-Educated
94%
High-School Grad
244.5 sq mi
ZIP Area
102
Density / Sq Mi
$74,171
Median Household Income
$45,457
Median Earnings
$1,311
Median Rent
$434,700
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?
Duplex - Two independent residences support rental use, shared ownership, or multigenerational living arrangements.
Where is this duplex located?
The property is located at 3361 Oro Grande Blvd Lake Havasu City, AZ.
What is the asking price?
The asking price for this property is $489,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,500 square feet of total property size; Each unit includes 3 bedrooms and 2 bathrooms; Located at 3361 Oro Grande Blvd, Lake Havasu City, AZ 86406
