Six-Unit Apartment
For Sale
$679,000
Pending
3441 Oro Grande Blvd, Lake Havasu City, AZ 86406
Commercial Sale, Lake Havasu City, AZ
Property Size4,896 SF
Lot Size0.33 Acres
Days on Market188
Property Features for 3441 Oro Grande Blvd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
L-R-5 R5 Multiple Family Residential
Subdivision
Lake Havasu City
Directions
Hwy 95 to Oro Grande Blvd to Address on Left
Standard status
Pending
APN
114-06-064
Size
4,896 SF
Lot size
0.33 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
TRACT: 2217 LAKE HAVASU CITY TR 2217 BLK 6 LOT 15 SECS 16, 17, & 20
Tax Annual Amount
2931
Legal Description
TRACT: 2217 LAKE HAVASU CITY TR 2217 BLK 6 LOT 15 SECS 16, 17, & 20
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1971
Floors in Building
1
Number of units
6
Flooring type
Tile - Ceramic
Building materials
Wood Frame, Slump Block, Stucco
Listing Agency:
Rogue Realty
Listed By:
Carrie Stryjewski · License #BR678608000
(847) 704-0694
Added: Mar 22
Changed: Aug 24
Last Checked: Sep 25 at 7:06AM
MLS# 1040004
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 apartment property contains 6 units totaling 4,896 square feet on 0.33 acres. Each approximately 805-square-foot residence includes 2 bedrooms, 1 bathroom, a kitchen with casual dining space, and a living room. Ceramic tile flooring, central heating, and central air conditioning are among the existing interior features.
The property was built in 1971 and uses wood frame, slump block, and stucco construction. Public water serves the complex, and a new main sewer line has been installed. Current occupancy includes 4 units with month-to-month tenancies and 2 vacant units, providing a mix of occupied and available apartments within the existing configuration.
The property was built in 1971 and uses wood frame, slump block, and stucco construction. Public water serves the complex, and a new main sewer line has been installed. Current occupancy includes 4 units with month-to-month tenancies and 2 vacant units, providing a mix of occupied and available apartments within the existing configuration.
Key Highlights
- 6 units totaling 4,896 square feet on 0.33 acres
- Each approximately 805 square feet with 2 bedrooms and 1 bathroom
- 4 occupied units with month‑to‑month tenancies and 2 vacant units
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
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Open Analytics
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
142
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Apartment building - Two-bedroom layouts offer ceramic tile, central HVAC, and separate kitchen, dining, and living areas.
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: 6 units totaling 4,896 square feet on 0.33 acres; Each approximately 805 square feet with 2 bedrooms and 1 bathroom; 4 occupied units with month‑to‑month tenancies and 2 vacant units
