Two-Level
For Sale
$2,750,000
1519 Queens Bay, Lake Havasu City, AZ 86403
The property features a banquet room, elevator, and central air with electric service.
Property Size9,034 SF
Price / SF$304.41
Days on Market372
Property Features for 1519 Queens Bay
General Information
Standard status
Active
Size
9,034 SF
Property subtype
Commercial
Amenities
banquet room
elevator
Building Details
Year Built
1986
Stories
2
Listing Agency:
Brooks-Clark And Assoc.
(928) 727-0037
Listed By:
Suzannah Ballard
Source:
Lakehavasuareahomesearch
Added: Aug 26, 2025
Changed: Aug 31
Last Checked: Aug 31 at 5:31PM
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 Brooks-Clark And Assoc.
Investment Insights
Based on property information with market context.
This restaurant property contains 9034 square feet across two levels, with a banquet room and elevator supporting movement between floors. Central air with electric service is listed among the interior features. Interior finishes include wall-to-wall carpet, ceramic tile, and concrete, providing a mix of finished and durable surfaces. The building was constructed in 1986.
Located in Lake Havasu City, Arizona, the property is identified along the area’s Restaurant Row. The Queens Bay address provides a defined location for a restaurant operation with dedicated banquet space and a two-level layout. The source information also identifies restaurant and bar components, while the primary property classification is conventional restaurant.
Located in Lake Havasu City, Arizona, the property is identified along the area’s Restaurant Row. The Queens Bay address provides a defined location for a restaurant operation with dedicated banquet space and a two-level layout. The source information also identifies restaurant and bar components, while the primary property classification is conventional restaurant.
Key Highlights
- 9034‑square‑foot restaurant property arranged across two levels
- Banquet room included in the building layout
- Elevator provides access between floors
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
$114,032
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
4.15%
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%
$2,280,640
$2.3M
Cap Rate 7%
$1,629,029
$1.6M
Cap Rate 9%
$1,267,022
$1.3M
Market Conditions
NOI Build-Up for 9,034 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
$162.6K $18.00/SF
− Vacancy
−$10.6K −$1.17/SF
EGI
$152.0K $16.83/SF
− OpEx
−$38.0K −$4.21/SF
NOI
$114.0K $12.62/SF
Area
Mohave County, AZ
Vacancy
6.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
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%
$2,280,640
Cap Rate 7%
$1,629,029
Cap Rate 9%
$1,267,022
Alternative Uses
Best Use
Specialty Retail
$1.63M
$1.43M – $1.90M
NOI $114,032 @ 7.0% cap · market cap 4.15%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.02M
$1.76M – $2.35M
NOI $141,191 @ 7.0% cap · market cap 5.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,394
Businesses Nearby
379k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 55%
Shops & Services 16%
Apparel 12%
Groceries 9%
In-N-Out Burger
Dining
39,494 visits/mo
0.3 miles
Ross Dress for Less
Apparel
35,975 visits/mo
0.4 miles
Safeway
Groceries
34,599 visits/mo
0.3 miles
McDonald's
Dining
24,894 visits/mo
0.1 miles
Dutch Bros. Coffee
Dining
22,167 visits/mo
0.4 miles
Demographics for 86403, AZ
17,787
Population
11,604
Households
1.5
Avg Household Size
53
Median Age
18%
College-Educated
89%
High-School Grad
11.0 sq mi
ZIP Area
1,617
Density / Sq Mi
$57,531
Median Household Income
$33,368
Median Earnings
$1,152
Median Rent
$313,300
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - The property features a banquet room, elevator, and central air with electric service.
Where is this conventional restaurant located?
The property is located at 1519 Queens Bay Lake Havasu City, AZ.
What is the asking price?
The asking price for this property is $2,750,000.
What are key features of this property?
This property features: 9034‑square‑foot restaurant property arranged across two levels; Banquet room included in the building layout; Elevator provides access between floors
