Drive-Through Storage
For Sale
$219,000
3493 E Heights Blvd, Lake Havasu City, AZ 86404
Enclosed, climate-controlled storage garage with covered RV parking and utility hookups for flexible vehicle and equipment storage.
Property Size2,000 SF
Price / SF$109.50
Days on Market404
Property Features for 3493 E Heights Blvd
General Information
Standard status
Active
Size
2,000 SF
Property subtype
Commercial
Site & Location
Outdoor Storage
Yes
Utilities to Site
Yes
Warehouse & Industrial
Warehouse Space
1,000 SF
Conditioned Warehouse
Yes
Amenities
pool/spa
basketball and pickleball courts
driving range
general store
Building Details
Year Built
2022
Listing Agency:
Citiea Realty Group
(949) 523-0900
Listed By:
Diane Holley
Source:
Lakehavasuareahomesearch
Added: Jul 26, 2025
Changed: Aug 30
Last Checked: Aug 31 at 5:47PM
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 Citiea Realty Group
Investment Insights
Based on property information with market context.
This self-storage property includes a 2,000-square-foot enclosed garage completed in 2022. The 20-by-50-foot unit is fully insulated, finished with durable flooring, and equipped with HVAC. A full drive-through configuration supports convenient vehicle access, while the attached 20-by-50-foot covered RV parking area provides shaded outdoor storage.
RV connections include water, electric, and sewer service. Ownership also includes access to community amenities such as a pool and spa, basketball and pickleball courts, a driving range, and a general store. The property is located at 3493 E Heights Blvd in Lake Havasu City, Arizona.
RV connections include water, electric, and sewer service. Ownership also includes access to community amenities such as a pool and spa, basketball and pickleball courts, a driving range, and a general store. The property is located at 3493 E Heights Blvd in Lake Havasu City, Arizona.
Key Highlights
- 2,000‑square‑foot self‑storage garage completed in 2022
- 20' x 50' fully insulated enclosed unit with finished floors and HVAC
- Full drive‑through configuration for convenient vehicle access
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
$19,410
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
8.86%
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%
$388,200
$388.2K
Cap Rate 7%
$277,286
$277.3K
Cap Rate 9%
$215,667
$215.7K
Market Conditions
NOI Build-Up for 2,000 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
$25.9K $12.96/SF
− Vacancy
−$3.1K −$1.54/SF
EGI
$22.8K $11.42/SF
− OpEx
−$3.4K −$1.71/SF
NOI
$19.4K $9.71/SF
Area
Mohave County, AZ
Vacancy
11.90%
Lease Rate
$12.96 /SF/Yr
Expense Ratio
15.00%
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%
$388,200
Cap Rate 7%
$277,286
Cap Rate 9%
$215,667
Alternative Uses
Best Use
Warehouse
$277.3K
$242.6K – $323.5K
NOI $19,410 @ 7.0% cap · market cap 8.86%
Second Best
Self Storage
$265.0K
$231.8K – $309.1K
NOI $18,547 @ 7.0% cap · market cap 8.47%
Theoretical Best
Office A
$446.5K
$390.7K – $521.0K
NOI $31,258 @ 7.0% cap · market cap 14.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Explore this area
Business Placement
Demographics for 86404, AZ
18,312
Population
11,503
Households
1.6
Avg Household Size
59
Median Age
19%
College-Educated
93%
High-School Grad
161.8 sq mi
ZIP Area
113
Density / Sq Mi
$67,528
Median Household Income
$37,160
Median Earnings
$1,352
Median Rent
$421,300
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Enclosed, climate-controlled storage garage with covered RV parking and utility hookups for flexible vehicle and equipment storage.
Where is this self storage facility located?
The property is located at 3493 E Heights Blvd Lake Havasu City, AZ.
What is the asking price?
The asking price for this property is $219,000.
What are key features of this property?
This property features: 2,000‑square‑foot self‑storage garage completed in 2022; 20' x 50' fully insulated enclosed unit with finished floors and HVAC; Full drive‑through configuration for convenient vehicle access
