Duplex with Enclosed
For Sale
$399,000
2991 Talley Dr, Lake Havasu City, AZ 86404
MULTI_FAMILY - Lake Havasu City, AZ
Property Size1,890 SF
Lot Size0.32 Acres
Price / SF$211.11
Days on Market8
Property Features for 2991 Talley Dr
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
L-R-2 Two-Family Residential
Bedrooms
5
Rooms
Bedroom 5, Bedroom 1, Bedroom 4, Bedroom 2, Bedroom 3
Subdivision
Lake Havasu City
View
Lake
Directions
Go East on Kiowa and right turn on Havasupai, first left on Talley, go East on Talley to address.
Standard status
Active
APN
112-12-004
Size
1,890 SF
Lot size
0.32 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
TRACT: 2228 LAKE HAVASU CITY TR 2228 BLK 1 LOT 4
Tax Annual Amount
1131
Legal Description
TRACT: 2228 LAKE HAVASU CITY TR 2228 BLK 1 LOT 4
Utilities
Utilities
Electricity Available
Sewer type
Public Sewer
Heating system
Heat Pump (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1970
Number of units
2
Flooring type
Tile, Carpet
Building materials
Wood Frame
Roof type
Shingle
Listing Agency:
Realty Executives AZ Territory 6444
(520) 314-3255
Listed By:
Misty Rich
(520) 390-3870
Added: Aug 4
Last Checked: Aug 11 at 5:06PM
MLS# 1041909
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 duplex contains 1,890 square feet across two residential units: one with 3 bedrooms and 2 bathrooms, and another with 2 bedrooms and 1 bathroom. Each unit includes its own enclosed 1-car garage. The 0.32-acre property was built in 1970 with wood-frame construction, shingle roofing, tile and carpet flooring, heat-pump heating, and central air conditioning.
Located at 2991 Talley Dr in Lake Havasu City, the property is served by public water and public sewer, with electricity available. The two-unit layout supports separate residential occupancy and provides flexibility for an owner seeking space in one unit while retaining another unit for income-producing use, as described in the property information.
Located at 2991 Talley Dr in Lake Havasu City, the property is served by public water and public sewer, with electricity available. The two-unit layout supports separate residential occupancy and provides flexibility for an owner seeking space in one unit while retaining another unit for income-producing use, as described in the property information.
Key Highlights
- 1,890‑square‑foot duplex on a 0.32‑acre lot
- Two‑unit mix: 3BD/2BA and 2BD/1BA
- Each unit includes an enclosed 1‑car garage
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
$14,102
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
3.53%
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%
$282,040
$282.0K
Cap Rate 7%
$201,457
$201.5K
Cap Rate 9%
$156,689
$156.7K
Market Conditions
NOI Build-Up for 1,890 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
$21.5K $11.40/SF
− Vacancy
−$1.4K −$0.74/SF
EGI
$20.1K $10.66/SF
− OpEx
−$6.0K −$3.20/SF
NOI
$14.1K $7.46/SF
Area
Mohave County, AZ
Vacancy
6.50%
Lease Rate
$11.40 /SF/Yr
Expense Ratio
30.00%
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%
$282,040
Cap Rate 7%
$201,457
Cap Rate 9%
$156,689
Alternative Uses
Best Use
Multifamily LT 5
$201.5K
$176.3K – $235.0K
NOI $14,102 @ 7.0% cap · market cap 3.53%
Second Best
Apartment 5plus
$188.0K
$164.5K – $219.4K
NOI $13,161 @ 7.0% cap · market cap 3.30%
Theoretical Best
Office A
$422.0K
$369.2K – $492.3K
NOI $29,538 @ 7.0% cap · market cap 7.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
128
Businesses Nearby
Explore this area
Business Placement
Demographics for 86404, AZ
18,312
Population
11,503
Households
1.6
Avg Household Size
59
Median Age
19%
College-Educated
93%
High-School Grad
161.8 sq mi
ZIP Area
113
Density / Sq Mi
$67,528
Median Household Income
$37,160
Median Earnings
$1,352
Median Rent
$421,300
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Duplex - Two residential units offer separate layouts, individual garage access, and a shared large-lot setting.
Where is this duplex located?
The property is located at 2991 Talley Dr Lake Havasu City, AZ.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 1,890‑square‑foot duplex on a 0.32‑acre lot; Two‑unit mix: 3BD/2BA and 2BD/1BA; Each unit includes an enclosed 1‑car garage
