Climate-Controlled Self Storage
For Sale
$106,250
9727 E Gateway Dr, Lake Havasu City, AZ 86404
COMMERCIAL - Lake Havasu City, AZ
Property Size750 SF
Lot Size0.02 Acres
Price / SF$141.67
Days on Market30
Property Features for 9727 E Gateway Dr
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Zoning description
L-C-2 General Commercial
Subdivision
Lake Havasu City
Directions
Highway 95 N to E Gateway Dr
Standard status
Active
APN
000-00-A09
Size
750 SF
Lot size
0.02 Acres
Taxes and HOA fees
Tax Year
2026
HOA Fee
$550 Annually
Utilities
Cooling system
Ductless, Zoned
Amenities
secure keypad entry
24-hour access
RV power hookups
individual electric metering
Building Details
Year built
2026
Floors in Building
1
Number of units
1
Building materials
Steel Frame
Listing Agency:
eXp Realty
(928) 453-3202
Listed By:
The Gedalje Group · License #RB14029982
(928) 453-3202
Added: Jul 28
Changed: Aug 11
Last Checked: Aug 26 at 7:06AM
MLS# 1041835
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.
Paradyme Boathouse Storage offers brand-new self storage units currently under construction, built with steel frame construction. Each unit includes full insulation and climate control provided by a mini-split system that is zoned, along with an electric overhead door and interior outlets. Units also include individual electric metering and oversized roll-up doors designed for convenient access to RVs, boats, collector cars, trailers, and recreational toys.
The gated facility provides secure keypad entry and wide drive aisles for easier maneuvering. The property also includes RV power hookups and 24-hour access. Located at 9727 E Gateway Dr in Lake Havasu City, AZ, the facility has quick access to Highway 95, the lake, desert trails, and local amenities.
With an anticipated build year of 2026 and approximately 0.02 acres totaling 750 square feet of property size as provided, this is a storage-focused facility planned for year-round use in a purpose-built setting.
The gated facility provides secure keypad entry and wide drive aisles for easier maneuvering. The property also includes RV power hookups and 24-hour access. Located at 9727 E Gateway Dr in Lake Havasu City, AZ, the facility has quick access to Highway 95, the lake, desert trails, and local amenities.
With an anticipated build year of 2026 and approximately 0.02 acres totaling 750 square feet of property size as provided, this is a storage-focused facility planned for year-round use in a purpose-built setting.
Key Highlights
- Self storage units under construction, steel frame construction, built in 2026
- Climate control with zoned mini‑split systems and full insulation
- Electric overhead door plus oversized roll‑up doors for convenient access
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
$7,279
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
6.85%
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%
$145,580
$145.6K
Cap Rate 7%
$103,986
$104.0K
Cap Rate 9%
$80,878
$80.9K
Market Conditions
NOI Build-Up for 750 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
$9.7K $12.96/SF
− Vacancy
−$1.2K −$1.54/SF
EGI
$8.6K $11.42/SF
− OpEx
−$1.3K −$1.71/SF
NOI
$7.3K $9.71/SF
Area
Mohave County, AZ
Vacancy
11.90%
Lease Rate
$12.96 /SF/Yr
Expense Ratio
15.00%
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%
$145,580
Cap Rate 7%
$103,986
Cap Rate 9%
$80,878
Alternative Uses
Best Use
Warehouse
$104.0K
$91.0K – $121.3K
NOI $7,279 @ 7.0% cap · market cap 6.85%
Second Best
Self Storage
$99.4K
$86.9K – $115.9K
NOI $6,955 @ 7.0% cap · market cap 6.55%
Theoretical Best
Office A
$167.5K
$146.5K – $195.4K
NOI $11,722 @ 7.0% cap · market cap 11.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
29
Businesses Nearby
Explore this area
Business Placement
Demographics for 86404, AZ
18,312
Population
11,503
Households
1.6
Avg Household Size
59
Median Age
19%
College-Educated
93%
High-School Grad
161.8 sq mi
ZIP Area
113
Density / Sq Mi
$67,528
Median Household Income
$37,160
Median Earnings
$1,352
Median Rent
$421,300
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Brand-new gated storage with climate control via mini-split systems and 24-hour access for RVs, boats, and more.
Where is this self storage facility located?
The property is located at 9727 E Gateway Dr Lake Havasu City, AZ.
What is the asking price?
The asking price for this property is $106,250.
What are key features of this property?
This property features: Self storage units under construction, steel frame construction, built in 2026; Climate control with zoned mini‑split systems and full insulation; Electric overhead door plus oversized roll‑up doors for convenient access
