Pull-Through Storage
For Sale
$167,000
2599 Laughlin Ranch Blvd, Bullhead City, AZ 86429
Storage condo with pull-through access, electric, water, and sewer, plus an automatic 14-foot overhead door.
Property Size1,190 SF
Price / SF$140.34
Days on Market57
Property Features for 2599 Laughlin Ranch Blvd
General Information
Standard status
Active
Size
1,190 SF
Property subtype
General Commercial
Additional Details
Utilities to Site
Yes
Amenities
Concrete
Metal
14x85
Building Details
Year Built
2025
Listing Agency:
Keller Williams AZ Living Realty BHC
(928) 279-7177
Listed By:
Arianna Romero · License #SA702360000
(928) 279-7177
Source:
Xome
Added: Jun 17
Changed: Aug 8
Last Checked: Aug 12 at 3:41AM
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.
Own your own pull-through storage condo at Toy Shack Storage, featuring two units (APNs 230-38-032 and 230-38-070) combined for a 14' x 85' configuration. The space includes electric, water, and sewer connections, and is served by an automatic 14-foot overhead garage door. A 50-foot-wide concrete drive-lane design supports straightforward drive-through use, reducing the need for backing in or turning around.
Toy Shack Storage is located in Bullhead City, minutes from the Colorado River, Lake Mohave, Hwy 95, and Laughlin Ranch Golf Course. Community amenities include keyless access control with automated app-based entry, well-lit facilities with camera surveillance, and community restrooms with showers.
On-site features also include a boat and RV wash bay and an RV dump station. Honeycomb lighting shown in photos is not included in the sale.
Toy Shack Storage is located in Bullhead City, minutes from the Colorado River, Lake Mohave, Hwy 95, and Laughlin Ranch Golf Course. Community amenities include keyless access control with automated app-based entry, well-lit facilities with camera surveillance, and community restrooms with showers.
On-site features also include a boat and RV wash bay and an RV dump station. Honeycomb lighting shown in photos is not included in the sale.
Key Highlights
- 2025‑built storage condo at Toy Shack Storage with pull‑through access and a 14x85 lot/building footprint (1,190 sq ft total)
- Includes electric, water, and sewer service for the unit
- 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
$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
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
36
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 with pull-through access, electric, water, and sewer, plus an automatic 14-foot overhead door.
Where is this self storage facility located?
The property is located at 2599 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: 2025‑built storage condo at Toy Shack Storage with pull‑through access and a 14x85 lot/building footprint (1,190 sq ft total); Includes electric, water, and sewer service for the unit; Automatic 14‑ft overhead garage door plus overhead lighting and a 20 amp power plug
