RV Park Storage
For Sale
$189,900
3493 E Heights Blvd, Lake Havasu City, AZ 86404
Commercial Sale, Lake Havasu City, AZ
Property Size2,000 SF
Lot Size0.13 Acres
Price / SF$94.95
Days on Market142
Property Features for 3493 E Heights Blvd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
L-C-2 General Commercial
Subdivision
Lake Havasu City
Directions
AZ-95 to E. Heights Blvd. Just 5 minutes from I-40, and 12 minutes from Lake Havasu State Park.
Standard status
Active
APN
120-08-008-14
Size
2,000 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
9551
Building Details
Year built
2022
Number of units
1
Listing Agency:
eXp Realty
(888) 897-7821
Listed By:
APX Real Estate Group
(928) 298-3656
Added: Apr 2
Changed: Aug 19
Last Checked: Aug 21 at 1:06PM
MLS# 1040190
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.
Riverbound Custom Storage & RV Park includes enclosed RV storage buildings paired with attached covered RV ports. Each building measures 20' x 50' and sits on a 5''-3,000 PSI concrete pad, with 6'' (R-19) vinyl reinforced back fiberglass insulation and a 16' x 14' insulated steel overhead door with an electric draw bar operator. Individual add-on improvements are available, and a brand new washer/dryer is included with the unit.
The property also offers 75' x 75' RV park sites with individual utility pedestals, full hook-up provisions, and separate sewage runoff. Shared amenities include a general store, propane/fuel station, swimming pool and spa, restrooms and showers, golf driving range, pickleball court, basketball court, kids park, and dog exercise area. The property encompasses 0.13 acres and includes 2,000 square feet of property space, with construction completed in 2022.
The property also offers 75' x 75' RV park sites with individual utility pedestals, full hook-up provisions, and separate sewage runoff. Shared amenities include a general store, propane/fuel station, swimming pool and spa, restrooms and showers, golf driving range, pickleball court, basketball court, kids park, and dog exercise area. The property encompasses 0.13 acres and includes 2,000 square feet of property space, with construction completed in 2022.
Key Highlights
- 20' x 50' RV park buildings with attached 20' x 50' RV ports
- 5''-3,000 PSI concrete pads and 6'' (R‑19) insulated construction
- 16' x 14' insulated steel overhead doors with electric draw bar operators
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
$13,927
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
7.33%
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%
$278,540
$278.5K
Cap Rate 7%
$198,957
$199.0K
Cap Rate 9%
$154,744
$154.7K
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
$26.9K $13.44/SF
− Vacancy
−$1.6K −$0.78/SF
EGI
$25.3K $12.66/SF
− OpEx
−$11.4K −$5.70/SF
NOI
$13.9K $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%
$278,540
Cap Rate 7%
$198,957
Cap Rate 9%
$154,744
Alternative Uses
Best Use
Warehouse
$277.3K
$242.6K – $323.5K
NOI $19,410 @ 7.0% cap · market cap 10.22%
Second Best
Self Storage
$265.0K
$231.8K – $309.1K
NOI $18,547 @ 7.0% cap · market cap 9.77%
Theoretical Best
Office A
$446.5K
$390.7K – $521.0K
NOI $31,258 @ 7.0% cap · market cap 16.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5
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?
Mobile home & RV park - Enclosed RV storage buildings include attached covered ports and access to a full amenity package.
Where is this mobile home & rv park 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 $189,900.
What are key features of this property?
This property features: 20' x 50' RV park buildings with attached 20' x 50' RV ports; 5''-3,000 PSI concrete pads and 6'' (R‑19) insulated construction; 16' x 14' insulated steel overhead doors with electric draw bar operators
