Six-Unit Apartment
For Sale
$679,000
3441 Oro Grande Blvd, Lake Havasu City, AZ 86406
COMMERCIAL - Lake Havasu City, AZ
Property Size4,896 SF
Lot Size0.33 Acres
Price / SF$138.68
Days on Market143
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
Active
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
Electric, Central Air
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
(847) 704-0694
Listed By:
Carrie Stryjewski · License #BR678608000
(847) 704-0694
Added: Mar 22
Changed: Aug 7
Last Checked: Aug 11 at 5:06AM
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 six-unit apartment property contains approximately 4,896 square feet on a 0.33-acre parcel. Each apartment is approximately 805 square feet with two bedrooms, one bathroom, a kitchen with dining space, and a living room. Four units are occupied on month-to-month tenancies, while two units are vacant. Interior features include ceramic tile flooring, central air conditioning, central heating, and electric heating. The building was constructed in 1971 and uses wood frame, slump block, and stucco construction.
The property is located at 3441 Oro Grande Blvd in Lake Havasu City, Arizona. Public water serves the complex, and a new main sewer line is in place. The combination of existing occupancy and vacant units provides a clear view of the current unit mix and condition across the property.
The property is located at 3441 Oro Grande Blvd in Lake Havasu City, Arizona. Public water serves the complex, and a new main sewer line is in place. The combination of existing occupancy and vacant units provides a clear view of the current unit mix and condition across the property.
Key Highlights
- Six‑unit apartment property totaling approximately 4,896 square feet
- 0.33‑acre parcel at 3441 Oro Grande Blvd, Lake Havasu City, AZ 86406
- Each unit is approximately 805 square feet with 2 bedrooms and 1 bathroom
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
Yes
Utilities to site
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 - Six-unit residential property with a mix of occupied and vacant apartments, central heating and cooling, and public water service.
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 totaling approximately 4,896 square feet; 0.33‑acre parcel at 3441 Oro Grande Blvd, Lake Havasu City, AZ 86406; Each unit is approximately 805 square feet with 2 bedrooms and 1 bathroom
