Two-Unit Duplex with
For Sale
$549,900
3089 Sombrero Dr, Lake Havasu City, AZ 86404
Income property with refreshed interiors, separate utility meters, and flexible occupancy through a month-to-month tenancy.
Property Size2,085 SF
Price / SF$263.74
Days on Market37
Property Features for 3089 Sombrero Dr
General Information
Standard status
Active
Size
2,085 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Building Details
Year Built
2005
Buildings
1
Listing Agency:
Coldwell Banker Realty
Listed By:
Sunstone Real Estate Group · License #sregroup
(928) 302-6177
Source:
Havasuazliving
Added: Aug 3
Changed: Sep 6
Last Checked: Sep 8 at 4:09AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
Built in 2005, this 2,085-square-foot duplex contains two three-bedroom, two-bath residences with vaulted ceilings and open living areas. Each unit includes a kitchen that connects directly with the main living space, along with laundry and a two-car attached garage offering parking and storage. Unit 102 has received new carpet and fresh interior paint from ceiling to floor.
The property uses separate water and electric meters for each residence, allowing occupants to handle their own utilities. Unit 101 is leased on a month-to-month basis, while the two-unit configuration provides a straightforward residential income format. The property is located at 3089 Sombrero Dr in Lake Havasu City, Arizona 86404.
The property uses separate water and electric meters for each residence, allowing occupants to handle their own utilities. Unit 101 is leased on a month-to-month basis, while the two-unit configuration provides a straightforward residential income format. The property is located at 3089 Sombrero Dr in Lake Havasu City, Arizona 86404.
Key Highlights
- Two‑unit duplex totaling 2,085 square feet, built in 2005
- Each residence offers 3 bedrooms and 2 bathrooms
- Both units include attached 2‑car garages with laundry areas
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
$15,557
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
2.83%
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%
$311,140
$311.1K
Cap Rate 7%
$222,243
$222.2K
Cap Rate 9%
$172,856
$172.9K
Market Conditions
NOI Build-Up for 2,085 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
$23.8K $11.40/SF
− Vacancy
−$1.5K −$0.74/SF
EGI
$22.2K $10.66/SF
− OpEx
−$6.7K −$3.20/SF
NOI
$15.6K $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%
$311,140
Cap Rate 7%
$222,243
Cap Rate 9%
$172,856
Alternative Uses
Best Use
Multifamily LT 5
$222.2K
$194.5K – $259.3K
NOI $15,557 @ 7.0% cap · market cap 2.83%
Second Best
Apartment 5plus
$207.4K
$181.5K – $242.0K
NOI $14,518 @ 7.0% cap · market cap 2.64%
Theoretical Best
Office A
$465.5K
$407.3K – $543.1K
NOI $32,586 @ 7.0% cap · market cap 5.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
107
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Income property with refreshed interiors, separate utility meters, and flexible occupancy through a month-to-month tenancy.
Where is this duplex located?
The property is located at 3089 Sombrero Dr Lake Havasu City, AZ.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: Two‑unit duplex totaling 2,085 square feet, built in 2005; Each residence offers 3 bedrooms and 2 bathrooms; Both units include attached 2‑car garages with laundry areas
