Upgraded Self-Storage
New
For Sale
$219,000
3493 E Heights Blvd, Lake Havasu City, AZ 86404
Commercial Sale, Lake Havasu City, AZ
Property Size1,750 SF
Lot Size0.13 Acres
Price / SF$125.14
Days on Market1
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
Subdivision
Lake Havasu City
Directions
Highway 95 North to Riverbound
Standard status
Active
APN
120-08-009-43
Size
1,750 SF
Lot size
0.13 Acres
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Ductless (Heating)
Cooling system
Electric, Ductless, Zoned
Water source
Well
Amenities
pool and spa
pickleball court
basketball court
covered playground
dog park
golf driving range
horseshoe pit
convenience store
fuel station
community restrooms
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: Aug 21
Last Checked: Aug 21 at 11:06PM
MLS# 1042165
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.
Unit 43 is a 1,750-square-foot self-storage property on leased land with a finished loft, ductless mini-split climate control, and plumbing prepared for a washer and dryer. A bathroom has been started and remains ready for completion. The unit also includes a north-facing 20-foot side awning, full RV hookups, a driveway, and a steel-frame structure with laminate and concrete flooring. Built in 2021, the property uses electric heating and cooling, with zoned cooling, a metal roof, well water, and septic service.
Located at 3493 E Heights Blvd in Lake Havasu City, Riverbound is a gated community with a pool and spa, pickleball and basketball courts, a covered playground, dog park, golf driving range, horseshoe pit, convenience store, fuel station, and community restrooms. The property occupies approximately 0.13 acres.
Located at 3493 E Heights Blvd in Lake Havasu City, Riverbound is a gated community with a pool and spa, pickleball and basketball courts, a covered playground, dog park, golf driving range, horseshoe pit, convenience store, fuel station, and community restrooms. The property occupies approximately 0.13 acres.
Key Highlights
- 1,750‑square‑foot self‑storage unit on leased land
- Finished loft with bathroom improvements ready for completion
- North‑facing 20‑foot side awning and full RV hookups
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
$16,984
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
7.76%
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%
$339,680
$339.7K
Cap Rate 7%
$242,629
$242.6K
Cap Rate 9%
$188,711
$188.7K
Market Conditions
NOI Build-Up for 1,750 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
$22.7K $12.96/SF
− Vacancy
−$2.7K −$1.54/SF
EGI
$20.0K $11.42/SF
− OpEx
−$3.0K −$1.71/SF
NOI
$17.0K $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%
$339,680
Cap Rate 7%
$242,629
Cap Rate 9%
$188,711
Alternative Uses
Best Use
Warehouse
$242.6K
$212.3K – $283.1K
NOI $16,984 @ 7.0% cap · market cap 7.76%
Second Best
Self Storage
$231.8K
$202.9K – $270.5K
NOI $16,229 @ 7.0% cap · market cap 7.41%
Theoretical Best
Office A
$390.7K
$341.9K – $455.8K
NOI $27,350 @ 7.0% cap · market cap 12.49%
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?
Self storage facility - A finished loft, ductless climate control, and RV hookups expand the unit’s utility.
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: 1,750‑square‑foot self‑storage unit on leased land; Finished loft with bathroom improvements ready for completion; North‑facing 20‑foot side awning and full RV hookups
