Corner-Lot
For Sale
$375,000
3451 Tomahawk Dr, Lake Havasu City, AZ 86406
Two occupied residences each include a two-car garage and are located on Tomahawk Dr in South Lake Havasu City.
Property Size1,925 SF
Price / SF$194.81
Days on Market19
Property Features for 3451 Tomahawk Dr
General Information
Standard status
Active
Size
1,925 SF
Property subtype
Multi-Family
Building Details
Year Built
1972
Listing Agency:
Rogue Realty
(847) 704-0694
Listed By:
Carrie Stryjewski · License #BR678608000
Source:
Havasurealty
Added: Aug 13
Changed: Aug 29
Last Checked: Aug 30 at 7:20PM
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.
Built in 1972, this duplex contains two occupied residences, with each unit measuring approximately 963 square feet. Both units include an attached two-car garage of approximately 400 square feet, with each garage measuring 20 by 20 feet.
The property occupies a large corner lot on Tomahawk Dr in South Lake Havasu City. Month-to-month tenancies are in place, providing an existing occupancy arrangement for the two-unit property.
The property occupies a large corner lot on Tomahawk Dr in South Lake Havasu City. Month-to-month tenancies are in place, providing an existing occupancy arrangement for the two-unit property.
Key Highlights
- Two‑unit duplex built in 1972
- Each unit is approx 963 sq ft
- Each residence includes a 2‑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
$14,363
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
3.83%
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%
$287,260
$287.3K
Cap Rate 7%
$205,186
$205.2K
Cap Rate 9%
$159,589
$159.6K
Market Conditions
NOI Build-Up for 1,925 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
$21.9K $11.40/SF
− Vacancy
−$1.4K −$0.74/SF
EGI
$20.5K $10.66/SF
− OpEx
−$6.2K −$3.20/SF
NOI
$14.4K $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%
$287,260
Cap Rate 7%
$205,186
Cap Rate 9%
$159,589
Alternative Uses
Best Use
Multifamily LT 5
$205.2K
$179.5K – $239.4K
NOI $14,363 @ 7.0% cap · market cap 3.83%
Second Best
Apartment 5plus
$191.5K
$167.6K – $223.4K
NOI $13,404 @ 7.0% cap · market cap 3.57%
Theoretical Best
Office A
$429.8K
$376.1K – $501.4K
NOI $30,085 @ 7.0% cap · market cap 8.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
192
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 occupied residences each include a two-car garage and are located on Tomahawk Dr in South Lake Havasu City.
Where is this duplex located?
The property is located at 3451 Tomahawk Dr Lake Havasu City, AZ.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Two‑unit duplex built in 1972; Each unit is approx 963 sq ft; Each residence includes a 2‑car garage
