Storage Condo with RV
For Sale
$76,000
2599 E Laughlin Ranch Blvd, Bullhead City, AZ 86429
COMMERCIAL - Bullhead City, AZ
Property Size560 SF
Lot Size0.01 Acres
Price / SF$135.71
Days on Market47
Property Features for 2599 E Laughlin Ranch Blvd
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Zoning description
B-C1 Comm:Neighborhood Sales-Serv
Security features
Security Lighting
Directions
Starting on the Bullhead Parkway, turn right onto E. Laughlin Ranch Blvd. Make another right into the main entrance.
Standard status
Active
APN
230-38-055
Size
560 SF
Lot size
0.01 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
T20N R21W SEC 7 TOY SHACK STORAGE BULLHEAD CITY TRACT 5173 CONDOS UNIT B55
HOA Fee
$500 Annually
Legal Description
T20N R21W SEC 7 TOY SHACK STORAGE BULLHEAD CITY TRACT 5173 CONDOS UNIT B55
Utilities
Water source
Public
Amenities
restrooms with showers
boat and RV wash bay
RV dump station
keyless access control
camera surveillance
Building Details
Year built
2025
Number of units
1
Flooring type
Concrete
Building materials
Steel Frame
Roof type
Metal
Listing Agency:
Keller Williams AZ Living Realty BHC · Keller Williams Realty
(928) 219-5482
Listed By:
Arianna Romero · License #SA702360000
(928) 279-7177
Added: Jul 6
Changed: Aug 4
Last Checked: Aug 21 at 9:06AM
MLS# 1041565
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 offering is a self-storage unit within Toy Shack Storage, presented as a storage condo. Unit B55 provides approximately 560 square feet in a 14' x 40' configuration and is equipped with electric, water, and sewer. The unit includes an automatic 14-foot overhead garage door, overhead lighting, and a 20 amp power plug for equipment storage and access. The space is suited for storing RVs, boats, off-road vehicles, classic cars, business equipment, and seasonal gear.
Toy Shack Storage is located in Bullhead City. The facility is described as being minutes from the Colorado River, Lake Mohave, Highway 95, and Laughlin Ranch Golf Course, with access supported by 50-foot wide concrete drive lanes. Community amenities include community restrooms with showers, a boat and RV wash bay, and an RV dump station.
For tenants or buyers seeking a controlled-access storage option, the site features state-of-the-art keyless access control with fully automated app-based entry and camera surveillance. The facility is described as secure and well lit, with overhead lighting and key operational utilities inside the unit, supporting frequent use and practical day-to-day storage needs.
Toy Shack Storage is located in Bullhead City. The facility is described as being minutes from the Colorado River, Lake Mohave, Highway 95, and Laughlin Ranch Golf Course, with access supported by 50-foot wide concrete drive lanes. Community amenities include community restrooms with showers, a boat and RV wash bay, and an RV dump station.
For tenants or buyers seeking a controlled-access storage option, the site features state-of-the-art keyless access control with fully automated app-based entry and camera surveillance. The facility is described as secure and well lit, with overhead lighting and key operational utilities inside the unit, supporting frequent use and practical day-to-day storage needs.
Key Highlights
- Storage condo Unit B55 with 560 SF (14' x 40') under construction; steel‑frame construction and concrete flooring
- Unit includes electric, water, and sewer service
- Automatic 14' overhead garage door and overhead lighting, plus a 20 amp power plug
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
$5,435
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
7.15%
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%
$108,700
$108.7K
Cap Rate 7%
$77,643
$77.6K
Cap Rate 9%
$60,389
$60.4K
Market Conditions
NOI Build-Up for 560 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
$7.3K $12.96/SF
− Vacancy
−$864 −$1.54/SF
EGI
$6.4K $11.42/SF
− OpEx
−$959 −$1.71/SF
NOI
$5.4K $9.71/SF
Area
Mohave County, AZ
Vacancy
11.90%
Lease Rate
$12.96 /SF/Yr
Expense Ratio
15.00%
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%
$108,700
Cap Rate 7%
$77,643
Cap Rate 9%
$60,389
Alternative Uses
Best Use
Warehouse
$77.6K
$67.9K – $90.6K
NOI $5,435 @ 7.0% cap · market cap 7.15%
Second Best
Self Storage
$74.2K
$64.9K – $86.6K
NOI $5,193 @ 7.0% cap · market cap 6.83%
Theoretical Best
Office A
$125.0K
$109.4K – $145.9K
NOI $8,752 @ 7.0% cap · market cap 11.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
Explore this area
Business Placement
Demographics for 86429, AZ
7,708
Population
5,509
Households
1.4
Avg Household Size
61
Median Age
17%
College-Educated
89%
High-School Grad
274.8 sq mi
ZIP Area
28
Density / Sq Mi
$53,113
Median Household Income
$33,929
Median Earnings
$1,076
Median Rent
$319,900
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Secure storage condo with utilities and an automatic 14-foot overhead garage door for RV, boat, and equipment storage.
Where is this self storage facility located?
The property is located at 2599 E Laughlin Ranch Blvd Bullhead City, AZ.
What is the asking price?
The asking price for this property is $76,000.
What are key features of this property?
This property features: Storage condo Unit B55 with 560 SF (14' x 40') under construction; steel‑frame construction and concrete flooring; Unit includes electric, water, and sewer service; Automatic 14' overhead garage door and overhead lighting, plus a 20 amp power plug
