Upgraded Self-Storage Unit with RV
For Sale
$278,000
3493 Heights Blvd Unit 9, Lake Havasu City, AZ 86404
Climate-controlled storage space includes a private roll-up door, bathroom, loft, and finished interior improvements.
Property Size2,000 SF
Price / SF$139
Days on Market174
Property Features for 3493 Heights Blvd Unit 9
General Information
Standard status
Active
Size
2,000 SF
Property subtype
Commercial
Warehouse & Industrial
Drive-In Doors
1
Conditioned Warehouse
Yes
Amenities
pool
spa
dog park
pickleball courts
basketball courts
playground
putting greens
golf range
on site store
20 ft awning with full RV hookups
Building Details
Year Built
2022
Listing Agency:
eXp Realty
(928) 225-3375
Listed By:
Team RDP
Source:
Lakehavasuareahomesearch
Added: Mar 8
Changed: Aug 28
Last Checked: Aug 28 at 8:57PM
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.
Built in 2022, this self-storage unit combines secure storage with finished interior space for added utility. Improvements include epoxy flooring, finished walls, a dual-head mini-split A/C system, ceiling fan, full bathroom, built-in cabinetry, countertops, backsplash, microwave, kitchen sink, and full-size stainless refrigerator. A steel loft with diamond-plate stairs and wall-to-wall carpet provides additional space, while an installed TV and alarm system are also included.
The unit has a private roll-up door and a 20 ft awning with full RV hookups. Positioned in the front row, it backs to open desert for added privacy and unobstructed views. Riverbound amenities include a pool and spa, dog park, pickleball and basketball courts, playground, putting greens, golf range, and on-site store. The property is located at 3493 Heights Blvd Unit 9 in Lake Havasu City, Arizona.
The unit has a private roll-up door and a 20 ft awning with full RV hookups. Positioned in the front row, it backs to open desert for added privacy and unobstructed views. Riverbound amenities include a pool and spa, dog park, pickleball and basketball courts, playground, putting greens, golf range, and on-site store. The property is located at 3493 Heights Blvd Unit 9 in Lake Havasu City, Arizona.
Key Highlights
- Built in 2022 with epoxy floors, finished walls, and dual‑head mini‑split A/C
- Private roll‑up door with full bathroom and installed alarm system
- Steel loft with diamond‑plate stairs and wall‑to‑wall carpet
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
$19,410
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
6.98%
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%
$388,200
$388.2K
Cap Rate 7%
$277,286
$277.3K
Cap Rate 9%
$215,667
$215.7K
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
$25.9K $12.96/SF
− Vacancy
−$3.1K −$1.54/SF
EGI
$22.8K $11.42/SF
− OpEx
−$3.4K −$1.71/SF
NOI
$19.4K $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%
$388,200
Cap Rate 7%
$277,286
Cap Rate 9%
$215,667
Alternative Uses
Best Use
Warehouse
$277.3K
$242.6K – $323.5K
NOI $19,410 @ 7.0% cap · market cap 6.98%
Second Best
Self Storage
$265.0K
$231.8K – $309.1K
NOI $18,547 @ 7.0% cap · market cap 6.67%
Theoretical Best
Office A
$446.5K
$390.7K – $521.0K
NOI $31,258 @ 7.0% cap · market cap 11.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
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 Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Climate-controlled storage space includes a private roll-up door, bathroom, loft, and finished interior improvements.
Where is this self storage facility located?
The property is located at 3493 Heights Blvd Unit 9 Lake Havasu City, AZ.
What is the asking price?
The asking price for this property is $278,000.
What are key features of this property?
This property features: Built in 2022 with epoxy floors, finished walls, and dual‑head mini‑split A/C; Private roll‑up door with full bathroom and installed alarm system; Steel loft with diamond‑plate stairs and wall‑to‑wall carpet
