Self-Storage Unit with RV
For Sale
$176,000
2599 E Laughlin Ranch Blvd, Bullhead City, AZ 86429
CommercialSale, Bullhead City, AZ
Property Size1,100 SF
Lot Size0.03 Acres
Price / SF$160
Days on Market48
Property Features for 2599 E Laughlin Ranch Blvd
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Zoning description
C2 General Commercial
Security features
Security
Interior features
Storage
Subdivision
Laughlin Ranch All Communities
Directions
Starting on the Bullhead Parkway, turn right onto E. Laughlin Ranch Blvd. Make another right into the main entrance.
Standard status
Active
APN
230-38-091
Lot size
0.03 Acres
Taxes and HOA fees
Tax Description
T20N R21W SEC 7 TOY SHACK STORAGE BULLHEAD CITY TRACT 5173 CONDOS UNIT D91
HOA Fee
$500 Annually
Legal Description
T20N R21W SEC 7 TOY SHACK STORAGE BULLHEAD CITY TRACT 5173 CONDOS UNIT D91
Utilities
Sewer type
Public Sewer
Water source
Public
Amenities
man door
community restrooms with showers
boat and RV wash bay
RV dump station
50 foot wide concrete drive lanes
keyless access control with fully automated app based entry
automatic 14 foot overhead garage door
overhead lighting with a 20 amp power plug
secure, well lit facility with camera surveillance
Building Details
Year built
2025
Flooring type
Concrete
Building materials
SteelFrame
Roof type
Metal
Additional Structures
Storage
Listing Agency:
BH Keller Williams Arizona Living Realty · Keller Williams Realty
(928) 219-5482
Listed By:
Arianna Romero · License #SA702360000
(928) 279-7177
Added: Jul 6
Changed: Aug 19
Last Checked: Aug 22 at 8:06PM
MLS# 040375
Copyright © 2026 Momentum MLS. 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.
Unit D91 is a 1,100-square-foot self-storage facility unit measuring 22' x 50'. The end position provides access from a 50-foot-wide concrete drive lane, while a man door supports everyday entry. Electric, water, and sewer connections are in place, along with concrete flooring, steel-frame construction, a metal roof, and public water and sewer service. The property is under construction and was built in 2025.
Toy Shack Storage includes community restrooms with showers, a boat and RV wash bay, and an RV dump station. Facility features include keyless, app-based entry; camera surveillance; exterior lighting; an automatic 14-foot overhead garage door; and overhead lighting with a 20-amp power plug. The property is located in Bullhead City near the Colorado River, Lake Mohave, Highway 95, and Laughlin Ranch Golf Course.
Toy Shack Storage includes community restrooms with showers, a boat and RV wash bay, and an RV dump station. Facility features include keyless, app-based entry; camera surveillance; exterior lighting; an automatic 14-foot overhead garage door; and overhead lighting with a 20-amp power plug. The property is located in Bullhead City near the Colorado River, Lake Mohave, Highway 95, and Laughlin Ranch Golf Course.
Key Highlights
- 1,100‑square‑foot unit measuring 22' x 50'
- End unit along a 50‑foot‑wide concrete drive lane
- Electric, water, and sewer connections
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
$10,676
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
6.07%
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%
$213,520
$213.5K
Cap Rate 7%
$152,514
$152.5K
Cap Rate 9%
$118,622
$118.6K
Market Conditions
NOI Build-Up for 1,100 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
$14.3K $12.96/SF
− Vacancy
−$1.7K −$1.54/SF
EGI
$12.6K $11.42/SF
− OpEx
−$1.9K −$1.71/SF
NOI
$10.7K $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%
$213,520
Cap Rate 7%
$152,514
Cap Rate 9%
$118,622
Alternative Uses
Best Use
Warehouse
$152.5K
$133.5K – $177.9K
NOI $10,676 @ 7.0% cap · market cap 6.07%
Second Best
Self Storage
$145.7K
$127.5K – $170.0K
NOI $10,201 @ 7.0% cap · market cap 5.80%
Theoretical Best
Office A
$245.6K
$214.9K – $286.5K
NOI $17,192 @ 7.0% cap · market cap 9.77%
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 - End-unit storage space includes utility connections and convenient maneuvering for recreational vehicles and larger 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 $176,000.
What are key features of this property?
This property features: 1,100‑square‑foot unit measuring 22' x 50'; End unit along a 50‑foot‑wide concrete drive lane; Electric, water, and sewer connections
