Custom RV Park and Storage
For Sale
$210,000
3493 Heights Blvd, Lake Havasu City, AZ 86404
Commercial Sale, Lake Havasu City, AZ
Property Size2,000 SF
Lot Size0.13 Acres
Price / SF$105
Days on Market142
Property Features for 3493 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
120-08-009-40
Size
2,000 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2026
Amenities
general store
laundromat
pull-through wash station
propane and fuel station
swimming pool and spa
restrooms and showers
golf driving range
pickle ball court
basketball court
kids park
dog exercise area
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 9:06AM
MLS# 1040192
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 combines RV park sites with dedicated storage and on-site services. Each RV park site is 75' x 75' and includes individual utility pedestals with full hook-up provisions, along with individual sewage runoff for RVs and campers. The property also features a general store and laundromat, a pull-through wash station, and propane and fuel service. On-site amenities include a swimming pool and spa, restrooms and showers, a golf driving range, pickleball court, basketball court, a kids park, and a dog exercise area.
On the storage and RV park building side, each 20' x 50' RV Park Building is erected on a 5''-3,000 PSI concrete pad. The buildings are fully enclosed with 6'' (R-19) vinyl reinforced back fiberglass insulation and include an insulated steel overhead door (16' x 14') with an electric draw bar operator. Each steel building is designed with an attached 20' x 50' RV port for shade and potential outdoor storage, and there are options for interior add-on items such as climate control features and work/storage equipment.
The park is located at 3493 Heights Blvd in Lake Havasu City, Arizona, and was built in 2022.
On the storage and RV park building side, each 20' x 50' RV Park Building is erected on a 5''-3,000 PSI concrete pad. The buildings are fully enclosed with 6'' (R-19) vinyl reinforced back fiberglass insulation and include an insulated steel overhead door (16' x 14') with an electric draw bar operator. Each steel building is designed with an attached 20' x 50' RV port for shade and potential outdoor storage, and there are options for interior add-on items such as climate control features and work/storage equipment.
The park is located at 3493 Heights Blvd in Lake Havasu City, Arizona, and was built in 2022.
Key Highlights
- Each RV park site is 75' x 75' with individual utility pedestals and full hook‑ups plus individual sewage runoff
- On‑site general store, laundromat, pull‑through wash station, and propane and fuel service
- Each 20' x 50' RV Park Building on a 5''-3,000 PSI concrete pad with 6'' (R‑19) insulation
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
6.63%
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
Apartment 5plus
$199.0K
$174.1K – $232.1K
NOI $13,927 @ 7.0% cap · market cap 6.63%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$446.5K
$390.7K – $521.0K
NOI $31,258 @ 7.0% cap · market cap 14.88%
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Custom RV park offering full hook-ups per site, plus a general store, laundromat, and RV-focused storage buildings.
Where is this mobile home & rv park located?
The property is located at 3493 Heights Blvd Lake Havasu City, AZ.
What is the asking price?
The asking price for this property is $210,000.
What are key features of this property?
This property features: Each RV park site is 75' x 75' with individual utility pedestals and full hook‑ups plus individual sewage runoff; On‑site general store, laundromat, pull‑through wash station, and propane and fuel service; Each 20' x 50' RV Park Building on a 5''-3,000 PSI concrete pad with 6'' (R‑19) insulation
