Live-Work Property With
For Sale
$799,000
2563 N Kiowa Blvd N, Lake Havasu City, AZ 86403
COMMERCIAL - Lake Havasu City, AZ
Property Size3,538 SF
Lot Size0.43 Acres
Price / SF$225.83
Days on Market203
Property Features for 2563 N Kiowa Blvd N
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
L-C-1 Limited Commercial
Security features
Security Lighting
Subdivision
Lake Havasu City
Directions
Highway 95 and Kiow Blvd N, East to Hillview and the property is on the NE corner.
Standard status
Active
APN
104-30-091
Size
3,538 SF
Lot size
0.43 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
TRACT: 2182 LAKE HAVASU CITY TR 2182 BLK 14 LOT 1
Tax Annual Amount
2147
Legal Description
TRACT: 2182 LAKE HAVASU CITY TR 2182 BLK 14 LOT 1
Utilities
Heating system
Zoned
Cooling system
Multi Units
Water source
Public
Amenities
professional offices
stylish showroom
full bathroom with shower
full garage
carport
Building Details
Year built
1972
Floors in Building
2
Number of units
2
Building materials
Wood Frame, Stucco
Roof type
Rolled Hot Mop
Listing Agency:
eXp Realty
(888) 897-7821
Listed By:
APX Real Estate Group
(928) 298-3656
Added: Jan 22
Changed: Aug 4
Last Checked: Aug 13 at 11:06AM
MLS# 1039000
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.
This 3,538-square-foot live-work property provides a flexible commercial arrangement with professional office areas, a showroom, and a full bathroom equipped with a shower. The property also includes a full garage and carport, supporting business operations and vehicle storage within the same setting. Wood-frame construction with stucco exterior and a rolled hot mop roof date to 1972. Zoned heating and multiple cooling units serve the building, while public water supplies the property.
The site encompasses 0.43 acres in Lake Havasu City, Arizona. Its combination of work areas, customer-facing showroom space, bathroom facilities, and covered vehicle areas creates a practical configuration for an owner-operator or business seeking integrated workspace.
The site encompasses 0.43 acres in Lake Havasu City, Arizona. Its combination of work areas, customer-facing showroom space, bathroom facilities, and covered vehicle areas creates a practical configuration for an owner-operator or business seeking integrated workspace.
Key Highlights
- 3,538‑square‑foot live‑work property on 0.43 acres
- Professional offices and showroom included
- Full bathroom with shower
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
Property Profile
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 commercial layout combines professional offices, showroom space, and on-site garage and carport improvements.
Where is this live-work space located?
The property is located at 2563 N Kiowa Blvd N 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: 3,538‑square‑foot live‑work property on 0.43 acres; Professional offices and showroom included; Full bathroom with shower
