Established Restaurant Bar For
For Sale
$450,000
2093 Mcculloch Blvd n Unit 103, Lake Havasu City, AZ 86403
Est 1967 Clean Restaurant Bar near busy Downtown action, great potential for right people
Property Size1,400 SF
Price / SF$321.43
Days on Market288
Property Features for 2093 Mcculloch Blvd n Unit 103
General Information
Standard status
Active
Property type
Bars & Pubs, Restaurants
Size
1,400 SF
Net Rentable
1,200 SF
Elevators
No
Building Details
Year Built
1989
Buildings
1
Stories
1
Units
1
Listing Agency:
(928) 514-1002
Listed By:
Jeffrey
(928) 514-1002
Added: Nov 6, 2025
Changed: Mar 16
Investment Insights
Based on property information with market context.
This established restaurant and bar, known as Pour House Bar and Smokehouse, has been in operation since 1967. The property is a full bar and restaurant serving American dinner foods, bar foods, and smoked BBQ plates. It features a jukebox, five televisions, dart boards, and a full bar. The restaurant has seating for 60 people. There is also a patio area that could potentially be permitted to increase business and profitability. The property is located near busy downtown action in Lake Havasu City, Arizona.
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
$17,672
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
3.93%
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%
$353,440
$353.4K
Cap Rate 7%
$252,457
$252.5K
Cap Rate 9%
$196,356
$196.4K
Market Conditions
NOI Build-Up for 1,400 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
$25.2K $18.00/SF
− Vacancy
−$1.6K −$1.17/SF
EGI
$23.6K $16.83/SF
− OpEx
−$5.9K −$4.21/SF
NOI
$17.7K $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%
$353,440
Cap Rate 7%
$252,457
Cap Rate 9%
$196,356
Alternative Uses
Best Use
Specialty Retail
$252.5K
$220.9K – $294.5K
NOI $17,672 @ 7.0% cap · market cap 3.93%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$312.6K
$273.5K – $364.7K
NOI $21,880 @ 7.0% cap · market cap 4.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,269
Businesses Nearby
140k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 47%
Shops & Services 18%
Dining 13%
Home Improvements & Furnishings 12%
Safeway
Groceries
34,599 visits/mo
0.4 miles
Albertsons
Groceries
30,836 visits/mo
0.1 miles
Dollar Tree
Shops & Services
14,347 visits/mo
0.5 miles
Harbor Freight Tools
Home Improvements & Furnishings
14,217 visits/mo
0.5 miles
Black Bear Diner
Dining
12,038 visits/mo
0.0 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?
Bar & Pub - Est 1967 Clean Restaurant Bar near busy Downtown action, great potential for right people
Where is this bar & pub located?
The property is located at 2093 Mcculloch Blvd n Unit 103 Lake Havasu City, AZ.
What is the asking price?
The asking price for this property is $450,000.
