Mixed-Use Property with RV
For Sale
$449,900
3493 E Heights Blvd, Lake Havasu City, AZ 86404
Commercial Sale, Lake Havasu City, AZ
Property Size4,000 SF
Lot Size0.13 Acres
Price / SF$112.48
Days on Market48
Property Features for 3493 E Heights Blvd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
L-C-2 General Commercial
Parking features
Driveway
Security features
Security Lighting
Fencing
Chain Link
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
120-08-009-53
Size
4,000 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2025
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Ductless (Heating)
Cooling system
Electric, Multi Units, Zoned, Ductless
Water source
Well
Amenities
Full entertainment quarters
Full kitchen
Fireplace
Full second-story loft
RV hookups
Park-like backyard with pond
Building Details
Year built
2021
Number of units
1
Flooring type
Laminate, Concrete
Building materials
Steel Frame
Roof type
Metal
Listing Agency:
eXp Realty
(928) 706-4200
Listed By:
Team RDP
(928) 225-3375
Added: Jul 5
Changed: Aug 21
Last Checked: Aug 21 at 5:06AM
MLS# 1041555
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 4,000-square-foot mixed-use property was built in 2021 with a steel-frame structure, metal roof, and a 50-by-20-foot garage-unit footprint. The finished interior includes a full kitchen with dishwasher, stove, farmhouse sink, and stainless steel refrigerator, along with a living and entertainment area, bath, washer and dryer, laminate flooring, concrete flooring, ceiling fans, fireplace, and LED-lit stairs. A second-story loft extends across the garage unit and adds flexible interior space.
Two 20-foot side awnings provide exterior covered areas with full RV hookups. The grounds include paver surfaces, grass, chain-link fencing, and a pond with a water feature. The property is served by a private well and septic tank and is located at 3493 E Heights Blvd in Lake Havasu City, Arizona.
Two 20-foot side awnings provide exterior covered areas with full RV hookups. The grounds include paver surfaces, grass, chain-link fencing, and a pond with a water feature. The property is served by a private well and septic tank and is located at 3493 E Heights Blvd in Lake Havasu City, Arizona.
Key Highlights
- 4,000 square feet with a 50‑by‑20‑foot garage‑unit footprint
- Built in 2021 with steel‑frame construction and a metal roof
- Full kitchen with dishwasher, stove, farmhouse sink, and stainless steel refrigerator
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
$35,100
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
7.80%
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%
$702,000
$702.0K
Cap Rate 7%
$501,429
$501.4K
Cap Rate 9%
$390,000
$390.0K
Market Conditions
NOI Build-Up for 4,000 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
$62.4K $15.60/SF
− Vacancy
−$6.2K −$1.56/SF
EGI
$56.2K $14.04/SF
− OpEx
−$21.1K −$5.27/SF
NOI
$35.1K $8.77/SF
Area
Mohave County, AZ
Vacancy
10.00%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
37.50%
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%
$702,000
Cap Rate 7%
$501,429
Cap Rate 9%
$390,000
Alternative Uses
Best Use
Mixed Use
$501.4K
$438.8K – $585.0K
NOI $35,100 @ 7.0% cap · market cap 7.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$893.1K
$781.4K – $1.04M
NOI $62,515 @ 7.0% cap · market cap 13.90%
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Finished interior includes a full kitchen, second-story loft, and bath.
Where is this mixed-use property 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 $449,900.
What are key features of this property?
This property features: 4,000 square feet with a 50‑by‑20‑foot garage‑unit footprint; Built in 2021 with steel‑frame construction and a metal roof; Full kitchen with dishwasher, stove, farmhouse sink, and stainless steel refrigerator
