Six-Unit Apartment
New
For Sale
$679,000
3441 Oro Grande Blvd, Lake Havasu City, AZ 86406
Two-bedroom residences feature kitchens with dining areas and separate living rooms.
Property Size4,896 SF
Price / SF$138.68
Days on Market2
Property Features for 3441 Oro Grande Blvd
General Information
Standard status
Active
Size
4,896 SF
Units
Unit Mix
6 x 2BR/1BA
Multifamily Units
6
Building Details
Year Built
1971
Listing Agency:
Rogue Realty
(847) 704-0694
Listed By:
Carrie Stryjewski · License #BR678608000
Source:
Sellinghavasu
Added: Aug 10
Changed: Aug 11
Last Checked: Aug 11 at 4:22AM
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 Rogue Realty
Investment Insights
Based on property information with market context.
This six-unit apartment property contains approximately 4,896 square feet and was built in 1971. Each residence is approximately 805 square feet with two bedrooms, one bathroom, a kitchen with casual dining space, and a large living room. The unit mix includes four occupied apartments with month-to-month tenancies and two currently vacant units.
Located at 3441 Oro Grande Blvd in Lake Havasu City, the complex has a new main sewer line. The six apartments share a consistent layout, providing a straightforward configuration across the property.
Located at 3441 Oro Grande Blvd in Lake Havasu City, the complex has a new main sewer line. The six apartments share a consistent layout, providing a straightforward configuration across the property.
Key Highlights
- Six‑unit apartment property with approximately 4,896 square feet
- Each apartment is approximately 805 sq ft with 2 bedrooms and 1 bathroom
- All units include a kitchen, casual dining area, and large living room
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
$34,092
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
5.02%
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%
$681,840
$681.8K
Cap Rate 7%
$487,029
$487.0K
Cap Rate 9%
$378,800
$378.8K
Market Conditions
NOI Build-Up for 4,896 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
$65.8K $13.44/SF
− Vacancy
−$3.8K −$0.78/SF
EGI
$62.0K $12.66/SF
− OpEx
−$27.9K −$5.70/SF
NOI
$34.1K $6.96/SF
Area
Mohave County, AZ
Vacancy
5.80%
Lease Rate
$13.44 /SF/Yr
Expense Ratio
45.00%
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%
$681,840
Cap Rate 7%
$487,029
Cap Rate 9%
$378,800
Alternative Uses
Best Use
Apartment 5plus
$487.0K
$426.2K – $568.2K
NOI $34,092 @ 7.0% cap · market cap 5.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.09M
$956.5K – $1.28M
NOI $76,519 @ 7.0% cap · market cap 11.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
73
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?
Apartment building - Two-bedroom residences feature kitchens with dining areas and separate living rooms.
Where is this apartment building located?
The property is located at 3441 Oro Grande Blvd Lake Havasu City, AZ.
What is the asking price?
The asking price for this property is $679,000.
What are key features of this property?
This property features: Six‑unit apartment property with approximately 4,896 square feet; Each apartment is approximately 805 sq ft with 2 bedrooms and 1 bathroom; All units include a kitchen, casual dining area, and large living room
