Four-Unit Convenience Store
For Sale
$980,000
35 Acoma Blvd S, Lake Havasu City, AZ 86403
COMMERCIAL - Lake Havasu City, AZ
Property Size6,540 SF
Lot Size0.37 Acres
Price / SF$149.85
Days on Market472
Property Features for 35 Acoma Blvd S
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
L-C-2 General Commercial
Subdivision
Lake Havasu City
Directions
Hwy 95 and Swanson toward inland down Swanson till you reach Acoma Blvd. Building on left side.
Standard status
Active
APN
108-12-155
Size
6,540 SF
Lot size
0.37 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
TRACT: 2188 LAKE HAVASU CITY TR 2188 BLK 1 LOT 31 SECS 11 & 14
Tax Annual Amount
3975
Legal Description
TRACT: 2188 LAKE HAVASU CITY TR 2188 BLK 1 LOT 31 SECS 11 & 14
Utilities
Heating system
Electric (Heating)
Cooling system
Electric
Water source
Public
Building Details
Year built
1981
Floors in Building
1
Number of units
4
Flooring type
Vinyl
Building materials
Wood Frame
Listing Agency:
Mohave Realty
(928) 855-0101
Listed By:
Raul Ballas · License #SA677297000
(714) 686-0018
Added: Apr 28, 2025
Changed: Aug 11
Last Checked: Aug 12 at 9:06AM
MLS# 1035270
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 6,540-square-foot commercial property contains four units on a 0.37-acre site. Unit A is configured as a drive-through convenience and liquor store and is currently vacant, while the remaining three units are generating income. The building was constructed in 1981 with wood-frame construction, vinyl flooring, electric heating, electric cooling, and public water service.
The property is located at 35 Acoma Blvd S in Lake Havasu City, one block from Main Street. Its drive-through configuration provides a defined operational feature for the vacant Unit A, while the existing income-producing units add established occupancy within the property’s multi-unit layout.
The property is located at 35 Acoma Blvd S in Lake Havasu City, one block from Main Street. Its drive-through configuration provides a defined operational feature for the vacant Unit A, while the existing income-producing units add established occupancy within the property’s multi-unit layout.
Key Highlights
- 6,540‑square‑foot commercial building on 0.37 acres
- Four‑unit configuration with three income‑generating units
- Unit A includes a drive‑through convenience and liquor store
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
$82,551
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
8.42%
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%
$1,651,020
$1.7M
Cap Rate 7%
$1,179,300
$1.2M
Cap Rate 9%
$917,233
$917.2K
Market Conditions
NOI Build-Up for 6,540 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
$117.7K $18.00/SF
− Vacancy
−$7.7K −$1.17/SF
EGI
$110.1K $16.83/SF
− OpEx
−$27.5K −$4.21/SF
NOI
$82.6K $12.62/SF
Area
Mohave County, AZ
Vacancy
6.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,651,020
Cap Rate 7%
$1,179,300
Cap Rate 9%
$917,233
Alternative Uses
Best Use
Specialty Retail
$1.18M
$1.03M – $1.38M
NOI $82,551 @ 7.0% cap · market cap 8.42%
Second Best
Retail
$907.4K
$794.0K – $1.06M
NOI $63,520 @ 7.0% cap · market cap 6.48%
Theoretical Best
Office A
$1.46M
$1.28M – $1.70M
NOI $102,212 @ 7.0% cap · market cap 10.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
654
Businesses Nearby
93k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 55%
Shops & Services 39%
Dining 6%
Beauty & Spa 1%
Smith's
Groceries
50,799 visits/mo
0.4 miles
Smith's Fuel Center
Shops & Services
19,741 visits/mo
0.5 miles
Maverik Adventures First Stop
Shops & Services
9,497 visits/mo
0.4 miles
Marathon
Shops & Services
5,918 visits/mo
0.4 miles
SUBWAY
Dining
2,907 visits/mo
0.4 miles
Demographics for 86403, AZ
17,787
Population
11,604
Households
1.5
Avg Household Size
53
Median Age
18%
College-Educated
89%
High-School Grad
11.0 sq mi
ZIP Area
1,617
Density / Sq Mi
$57,531
Median Household Income
$33,368
Median Earnings
$1,152
Median Rent
$313,300
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Glenn Walters Grocery — 35 acoma blvd s, lake havasu city, az 86403
- Albertsons — 1980 McCulloch Blvd N, Lake Havasu City, AZ 86403
Frequently Asked Questions
What type of property is this?
Grocery and convenience store - 6,540-square-foot commercial building with a drive-through unit and three income-generating spaces.
Where is this grocery and convenience store located?
The property is located at 35 Acoma Blvd S Lake Havasu City, AZ.
What is the asking price?
The asking price for this property is $980,000.
What are key features of this property?
This property features: 6,540‑square‑foot commercial building on 0.37 acres; Four‑unit configuration with three income‑generating units; Unit A includes a drive‑through convenience and liquor store
