Live-Work Office
For Sale
$799,000
2563 Kiowa Blvd, Lake Havasu City, AZ 86403
Flexible downstairs layout includes professional offices, a showroom, and a full bathroom with shower, plus garage and carport.
Property Size3,538 SF
Price / SF$225.83
Days on Market301
Property Features for 2563 Kiowa Blvd
General Information
Standard status
Active
Size
3,538 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$2,147
Amenities
3
Rolled
55 x 250
Paved Road.
Building Details
Year Built
1972
Listing Agency:
eXp Realty
(928) 298-3656
Listed By:
APX Real Estate Group · License #SA639521000
(928) 298-3656
Source:
Xome
Added: Oct 13, 2025
Changed: Aug 8
Last Checked: Aug 8 at 3:35AM
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 eXp Realty
Investment Insights
Based on property information with market context.
This live-work property is designed to combine business space with everyday convenience. The downstairs layout includes professional offices, a stylish showroom, and a full bathroom with a shower, providing functional space for both staff and client visits. Additional features include a full garage and a carport, supporting on-site parking and day-to-day operations.
The property is located at 2563 N Kiowa Blvd in Lake Havasu City, AZ 86403.
With its mix of office and showroom space alongside live-work amenities, the configuration supports operations that require both a working area and a dedicated space to present goods or services.
The property is located at 2563 N Kiowa Blvd in Lake Havasu City, AZ 86403.
With its mix of office and showroom space alongside live-work amenities, the configuration supports operations that require both a working area and a dedicated space to present goods or services.
Key Highlights
- Flexible downstairs layout with professional offices, a stylish showroom, and a full bathroom with shower
- Includes full garage and carport
- Lot dimensions are 55 x 250
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
$39,245
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
4.91%
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%
$784,900
$784.9K
Cap Rate 7%
$560,643
$560.6K
Cap Rate 9%
$436,056
$436.1K
Market Conditions
NOI Build-Up for 3,538 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
$61.6K $17.40/SF
− Vacancy
−$9.2K −$2.61/SF
EGI
$52.3K $14.79/SF
− OpEx
−$13.1K −$3.70/SF
NOI
$39.2K $11.09/SF
Area
Mohave County, AZ
Vacancy
15.00%
Lease Rate
$17.40 /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%
$784,900
Cap Rate 7%
$560,643
Cap Rate 9%
$436,056
Alternative Uses
Best Use
Office B
$560.6K
$490.6K – $654.1K
NOI $39,245 @ 7.0% cap · market cap 4.91%
Second Best
Retail
$490.9K
$429.5K – $572.7K
NOI $34,363 @ 7.0% cap · market cap 4.30%
Theoretical Best
Office A
$789.9K
$691.2K – $921.6K
NOI $55,295 @ 7.0% cap · market cap 6.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
103
Businesses Nearby
Explore this area
Business Placement
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Flexible downstairs layout includes professional offices, a showroom, and a full bathroom with shower, plus garage and carport.
Where is this live-work space located?
The property is located at 2563 Kiowa Blvd Lake Havasu City, AZ.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Flexible downstairs layout with professional offices, a stylish showroom, and a full bathroom with shower; Includes full garage and carport; Lot dimensions are 55 x 250
