Tenant-Occupied Santa Fe
For Sale
$498,000
3195 Arapaho Dr, Lake Havasu City, AZ 86406
Two tenant-occupied units in a Santa Fe-style duplex, with multiple garages and space for parking.
Property Size2,318 SF
Price / SF$214.84
Days on Market52
Property Features for 3195 Arapaho Dr
General Information
Standard status
Active
Size
2,318 SF
Property subtype
Multi-Family
Occupancy
100%
Additional Details
Multifamily Units
2
Building Details
Year Built
1974
Listing Agency:
Paradise Sales & Management
Listed By:
Martin L. Standsberry
(602) 690-1208
Source:
Sellinghavasu
Added: Jul 19
Changed: Aug 11
Last Checked: Sep 7 at 11:47AM
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 Paradise Sales & Management
Investment Insights
Based on property information with market context.
This Santa Fe-style duplex offers two tenant-occupied residential units. Unit #1 is configured as a 2-bedroom, 1-bath home with a 1-car garage. Unit #2 features 3 bedrooms, 2 bathrooms, a den, and includes a 2-car garage, along with a dog run and a deck.
The property provides ample parking based on the lot layout described in the remarks. Both units are currently occupied, which may support immediate rental income considerations for qualified buyers.
Overall, the building provides a clear split between the smaller 2-bedroom unit and the larger 3-bedroom-plus-den unit, with garage capacity on each side.
The property provides ample parking based on the lot layout described in the remarks. Both units are currently occupied, which may support immediate rental income considerations for qualified buyers.
Overall, the building provides a clear split between the smaller 2-bedroom unit and the larger 3-bedroom-plus-den unit, with garage capacity on each side.
Key Highlights
- Santa Fe‑style duplex built in 1974 with both units tenant occupied
- Unit #2: 3 bed, 2 bath plus den, 2‑car garage, dog run, and deck
- Unit #1: 2 bed, 1 bath with 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
$17,295
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
3.47%
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%
$345,900
$345.9K
Cap Rate 7%
$247,071
$247.1K
Cap Rate 9%
$192,167
$192.2K
Market Conditions
NOI Build-Up for 2,318 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
$26.4K $11.40/SF
− Vacancy
−$1.7K −$0.74/SF
EGI
$24.7K $10.66/SF
− OpEx
−$7.4K −$3.20/SF
NOI
$17.3K $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%
$345,900
Cap Rate 7%
$247,071
Cap Rate 9%
$192,167
Alternative Uses
Best Use
Multifamily LT 5
$247.1K
$216.2K – $288.3K
NOI $17,295 @ 7.0% cap · market cap 3.47%
Second Best
Apartment 5plus
$230.6K
$201.8K – $269.0K
NOI $16,141 @ 7.0% cap · market cap 3.24%
Theoretical Best
Office A
$517.5K
$452.9K – $603.8K
NOI $36,228 @ 7.0% cap · market cap 7.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
239
Businesses Nearby
Explore this area
Business Placement
Demographics for 86406, AZ
24,935
Population
14,846
Households
1.7
Avg Household Size
57
Median Age
19%
College-Educated
94%
High-School Grad
244.5 sq mi
ZIP Area
102
Density / Sq Mi
$74,171
Median Household Income
$45,457
Median Earnings
$1,311
Median Rent
$434,700
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two tenant-occupied units in a Santa Fe-style duplex, with multiple garages and space for parking.
Where is this duplex located?
The property is located at 3195 Arapaho Dr Lake Havasu City, AZ.
What is the asking price?
The asking price for this property is $498,000.
What are key features of this property?
This property features: Santa Fe‑style duplex built in 1974 with both units tenant occupied; Unit #2: 3 bed, 2 bath plus den, 2‑car garage, dog run, and deck; Unit #1: 2 bed, 1 bath with 1‑car garage
