Storage Unit with Overhead
For Sale
$94,000
2599 E Laughlin Ranch Blvd, Bullhead City, AZ 86429
COMMERCIAL - Bullhead City, AZ
Property Size630 SF
Lot Size0.01 Acres
Price / SF$149.21
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
230-38-078
Size
630 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 C78
HOA Fee
$500 Annually
Legal Description
T20N R21W SEC 7 TOY SHACK STORAGE BULLHEAD CITY TRACT 5173 CONDOS UNIT C78
Utilities
Water source
Public
Amenities
community restrooms with showers
boat and RV wash bay
RV dump station
50 ft wide concrete drive lanes
state of the art keyless access control with fully automated app based entry
automatic 14 ft overhead garage door
overhead lighting with a 20 amp power plug
secure well lit facility with 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 10:06AM
MLS# 1041566
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 storage unit, identified as C78, offers 630 square feet in a 14-foot by 45-foot configuration and includes electric, water, and sewer. The unit features an automatic 14-foot overhead garage door with overhead lighting, plus a 20-amp power plug for connected equipment. For convenient vehicle handling, the unit is positioned directly along one of the facility’s 50-foot-wide concrete drive lanes, supporting easier pull-in, backing, and maneuvering of larger vehicles.
The storage property is located at 2599 E Laughlin Ranch Blvd in Bullhead City, Arizona, within the Toy Shack Storage facility. The complex includes a secure, well-lit environment with camera surveillance and state-of-the-art keyless access control with fully automated, app-based entry. Community amenities include community restrooms with showers, a boat and RV wash bay, and an RV dump station.
Unit C78 is a practical fit for tenants and buyers looking for a storage space that can accommodate recreational vehicles and gear while supporting equipment needs through provided utilities and power. The drive-lane layout and facility-wide security features are designed to make recurring access and on-site organization straightforward.
The storage property is located at 2599 E Laughlin Ranch Blvd in Bullhead City, Arizona, within the Toy Shack Storage facility. The complex includes a secure, well-lit environment with camera surveillance and state-of-the-art keyless access control with fully automated, app-based entry. Community amenities include community restrooms with showers, a boat and RV wash bay, and an RV dump station.
Unit C78 is a practical fit for tenants and buyers looking for a storage space that can accommodate recreational vehicles and gear while supporting equipment needs through provided utilities and power. The drive-lane layout and facility-wide security features are designed to make recurring access and on-site organization straightforward.
Key Highlights
- Unit C78 at Toy Shack Storage offers 630 sq ft (14' x 45') with electric, water, and sewer
- Steel frame construction with concrete flooring and a metal roof
- Automatic 14 ft overhead garage door plus overhead lighting and 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
$6,114
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
6.50%
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%
$122,280
$122.3K
Cap Rate 7%
$87,343
$87.3K
Cap Rate 9%
$67,933
$67.9K
Market Conditions
NOI Build-Up for 630 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
$8.2K $12.96/SF
− Vacancy
−$972 −$1.54/SF
EGI
$7.2K $11.42/SF
− OpEx
−$1.1K −$1.71/SF
NOI
$6.1K $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%
$122,280
Cap Rate 7%
$87,343
Cap Rate 9%
$67,933
Alternative Uses
Best Use
Warehouse
$87.3K
$76.4K – $101.9K
NOI $6,114 @ 7.0% cap · market cap 6.50%
Second Best
Self Storage
$83.5K
$73.0K – $97.4K
NOI $5,842 @ 7.0% cap · market cap 6.21%
Theoretical Best
Office A
$140.7K
$123.1K – $164.1K
NOI $9,846 @ 7.0% cap · market cap 10.47%
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 suite with electric, water, and sewer for RVs, boats, and business or recreational equipment.
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 $94,000.
What are key features of this property?
This property features: Unit C78 at Toy Shack Storage offers 630 sq ft (14' x 45') with electric, water, and sewer; Steel frame construction with concrete flooring and a metal roof; Automatic 14 ft overhead garage door plus overhead lighting and a 20 amp power plug
