Pull-Through Storage
For Sale
$167,000
2599 E Laughlin Ranch Blvd, Bullhead City, AZ 86429
COMMERCIAL - Bullhead City, AZ
Property Size1,190 SF
Lot Size0.03 Acres
Price / SF$140.34
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
230-38-032
Size
1,190 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
T20N R21W SEC 7 TOY SHACK STORAGE BULLHEAD CITY TRACT 5173 CONDOS UNIT B32/B70
HOA Fee
$500 Annually
Legal Description
T20N R21W SEC 7 TOY SHACK STORAGE BULLHEAD CITY TRACT 5173 CONDOS UNIT B32/B70
Utilities
Water source
Public
Amenities
community restrooms with showers
boat and RV wash bay
RV dump station
keyless access control
camera surveillance
Building Details
Year built
2025
Number of units
2
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# 1041561
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 includes two storage units (APNs 230-38-032 and 230-38-070) combined into a single 14' x 85' pull-through storage condo totaling 1,190 square feet. The unit is served with electric, water, and sewer, and features an automatic 14' overhead garage door for convenient entry and movement through the space.
Toy Shack Storage is located at 2599 E Laughlin Ranch Blvd in Bullhead City, Arizona. The facility provides 50-foot-wide concrete drive lanes designed to support straightforward vehicle access, and it offers keyless access control with fully automated, app-based entry. The property is described as secure and well lit, with camera surveillance, and includes community restrooms with showers, a boat and RV wash bay, and an RV dump station.
The pull-through configuration and drive-lane layout make this unit practical for storing recreational vehicles, boats, classic cars, off-road vehicles, and other valuable belongings where avoiding backing or turning is a priority. With utilities in place and automated entry, the storage condo is positioned for tenants or owners who want day-to-day convenience combined with facility security and support amenities. Honeycomb lighting shown in photos is not included with the sale.
Toy Shack Storage is located at 2599 E Laughlin Ranch Blvd in Bullhead City, Arizona. The facility provides 50-foot-wide concrete drive lanes designed to support straightforward vehicle access, and it offers keyless access control with fully automated, app-based entry. The property is described as secure and well lit, with camera surveillance, and includes community restrooms with showers, a boat and RV wash bay, and an RV dump station.
The pull-through configuration and drive-lane layout make this unit practical for storing recreational vehicles, boats, classic cars, off-road vehicles, and other valuable belongings where avoiding backing or turning is a priority. With utilities in place and automated entry, the storage condo is positioned for tenants or owners who want day-to-day convenience combined with facility security and support amenities. Honeycomb lighting shown in photos is not included with the sale.
Key Highlights
- Own 2 storage condo units (APNs 230‑38‑032 & 230‑38‑070) combined into a 1,190 SF pull‑through unit (14' x 85') with electric, water, and sewer.
- Drive‑through design with a 50 ft. wide concrete drive lane setup for easier entry/exit without backing or turning around.
- Property is under construction with Year Built 2025; steel frame construction and concrete flooring; metal roof.
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
$11,549
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
6.92%
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%
$230,980
$231.0K
Cap Rate 7%
$164,986
$165.0K
Cap Rate 9%
$128,322
$128.3K
Market Conditions
NOI Build-Up for 1,190 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
$15.4K $12.96/SF
− Vacancy
−$1.8K −$1.54/SF
EGI
$13.6K $11.42/SF
− OpEx
−$2.0K −$1.71/SF
NOI
$11.5K $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%
$230,980
Cap Rate 7%
$164,986
Cap Rate 9%
$128,322
Alternative Uses
Best Use
Warehouse
$165.0K
$144.4K – $192.5K
NOI $11,549 @ 7.0% cap · market cap 6.92%
Second Best
Self Storage
$157.7K
$138.0K – $183.9K
NOI $11,036 @ 7.0% cap · market cap 6.61%
Theoretical Best
Office A
$265.7K
$232.5K – $310.0K
NOI $18,598 @ 7.0% cap · market cap 11.14%
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Self storage facility - Drive-through storage condo with utilities and keyless app access, plus on-site wash and dump amenities.
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 $167,000.
What are key features of this property?
This property features: Own 2 storage condo units (APNs 230‑38‑032 & 230‑38‑070) combined into a 1,190 SF pull‑through unit (14' x 85') with electric, water, and sewer.; Drive‑through design with a 50 ft. wide concrete drive lane setup for easier entry/exit without backing or turning around.; Property is under construction with Year Built 2025; steel frame construction and concrete flooring; metal roof.
