RV Park Unit with
For Sale
$219,900
3493 E Heights Blvd #88, Lake Havasu City, AZ 86404
Model-unit upgrades, private outdoor entertaining space, and nearby recreation support convenient seasonal or year-round use.
Property Size1,750 SF
Price / SF$125.66
Days on Market41
Property Features for 3493 E Heights Blvd #88
General Information
Standard status
Active
Size
1,750 SF
Property subtype
Commercial
Additional Details
Furnished
Yes
Multifamily Units
1
Amenities
pool
spa
pickleball courts
basketball court
covered playground
dog park
driving range
horseshoe pit
on-site convenience store
fuel station
community bathrooms
RV hookups
15' side awning
Building Details
Year Built
2021
Listing Agency:
eXp Realty
(928) 225-3375
Listed By:
Team Rdp · License #trdp
Source:
Havasuazliving
Added: Jul 20
Changed: Aug 27
Last Checked: Aug 25 at 3:44AM
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 eXp Realty
Investment Insights
Based on property information with market context.
Unit 88 is a 2021 RV park accommodation at Riverbound, positioned near the community pool, spa, pickleball courts, basketball court, covered playground, dog park, driving range, and horseshoe pit. The interior includes finished metal walls, epoxy flooring, built-in cabinetry, toolboxes, mini-split A/C, ceiling fans, a refrigerator, kegerator, television with sound bar, and patio furniture.
A 15-foot side awning extends the outdoor area, while full RV hookups accommodate a coach. Community services include a convenience store, fuel station, and shared bathrooms. The property is located at 3493 E Heights Blvd #88 in Lake Havasu City, Arizona.
A 15-foot side awning extends the outdoor area, while full RV hookups accommodate a coach. Community services include a convenience store, fuel station, and shared bathrooms. The property is located at 3493 E Heights Blvd #88 in Lake Havasu City, Arizona.
Key Highlights
- 2021‑built Unit 88 at Riverbound
- 15' side awning with full RV hookups
- Finished metal interior walls and epoxy floors
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
$12,186
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
5.54%
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%
$243,720
$243.7K
Cap Rate 7%
$174,086
$174.1K
Cap Rate 9%
$135,400
$135.4K
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
$23.5K $13.44/SF
− Vacancy
−$1.4K −$0.78/SF
EGI
$22.2K $12.66/SF
− OpEx
−$10.0K −$5.70/SF
NOI
$12.2K $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%
$243,720
Cap Rate 7%
$174,086
Cap Rate 9%
$135,400
Alternative Uses
Best Use
Apartment 5plus
$174.1K
$152.3K – $203.1K
NOI $12,186 @ 7.0% cap · market cap 5.54%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$390.7K
$341.9K – $455.8K
NOI $27,350 @ 7.0% cap · market cap 12.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Model-unit upgrades, private outdoor entertaining space, and nearby recreation support convenient seasonal or year-round use.
Where is this mobile home & rv park located?
The property is located at 3493 E Heights Blvd #88 Lake Havasu City, AZ.
What is the asking price?
The asking price for this property is $219,900.
What are key features of this property?
This property features: 2021‑built Unit 88 at Riverbound; 15' side awning with full RV hookups; Finished metal interior walls and epoxy floors
