RV and Boat Storage
For Sale
$76,000
2599 E Laughlin Ranch Blvd Unit C85, Bullhead City, AZ 86429
Storage condo Unit C85 includes electric, water, and sewer, with an automatic 14-foot overhead door and overhead lighting.
Property Size560 SF
Price / SF$135.71
Days on Market132
Property Features for 2599 E Laughlin Ranch Blvd Unit C85
General Information
Standard status
Active
Size
560 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Additional Details
Drive-In Doors
1
Amenities
community restrooms with showers
boat and RV wash bay
RV dump station
50 foot wide concrete drive lanes
keyless access control
automatic 14 foot overhead garage door
overhead lighting
20 amp power plug
camera surveillance
Building Details
Year Built
2025
Listing Agency:
Keller Williams AZ Living Realty BHC
Listed By:
Arianna Romero · License #SA702360000
(928) 279-7177
Source:
Lakehavasuareahomesearch
Added: May 4
Changed: Sep 9
Last Checked: Sep 12 at 10:50AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams AZ Living Realty BHC
Investment Insights
Based on property information with market context.
Unit C85 at Toy Shack Storage is a 560-square-foot storage condo designed for storing recreational and business equipment, with an automatic 14-foot overhead garage door. The unit includes electric service, as well as water and sewer.
The facility provides shared amenities including community restrooms with showers, a boat and RV wash bay, an RV dump station, and 50-foot-wide concrete drive lanes. Access is supported by keyless, app-based entry, with secure, well-lit premises and camera surveillance.
Unit C85 also features overhead lighting and a 20-amp power plug, supporting a range of storage and utility needs within a controlled-access storage environment.
The facility provides shared amenities including community restrooms with showers, a boat and RV wash bay, an RV dump station, and 50-foot-wide concrete drive lanes. Access is supported by keyless, app-based entry, with secure, well-lit premises and camera surveillance.
Unit C85 also features overhead lighting and a 20-amp power plug, supporting a range of storage and utility needs within a controlled-access storage environment.
Key Highlights
- Storage condo Unit C85 offers 560 SF (14' x 40') for RV, boat, off‑road vehicles, classic cars, business equipment, or seasonal gear
- Unit C85 includes electric, water, and sewer services
- Automatic 14‑foot overhead garage door and overhead lighting
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
Current Use
Lease Details
1
Drive-in doors
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
19
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 - Storage condo Unit C85 includes electric, water, and sewer, with an automatic 14-foot overhead door and overhead lighting.
Where is this self storage facility located?
The property is located at 2599 E Laughlin Ranch Blvd Unit C85 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 C85 offers 560 SF (14' x 40') for RV, boat, off‑road vehicles, classic cars, business equipment, or seasonal gear; Unit C85 includes electric, water, and sewer services; Automatic 14‑foot overhead garage door and overhead lighting
