Climate-Controlled Self Storage
For Sale
$95,375
9727 E Gateway Dr, Lake Havasu City, AZ 86404
COMMERCIAL - Lake Havasu City, AZ
Property Size675 SF
Lot Size0.02 Acres
Price / SF$141.30
Days on Market28
Property Features for 9727 E Gateway Dr
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Zoning description
L-C-2 General Commercial
Subdivision
Lake Havasu City
Directions
Highway 95 N to E Gateway Dr
Standard status
Active
APN
000-00-B07
Size
675 SF
Lot size
0.02 Acres
Taxes and HOA fees
Tax Year
2026
HOA Fee
$550 Annually
Utilities
Cooling system
Zoned, Ductless
Amenities
full insulation
mini-split system
electric overhead door
individual electric metering
interior outlets
oversized roll-up doors
gated facility
secure keypad entry
wide drive aisles
RV power hookups
24-hour access
Building Details
Year built
2026
Floors in Building
1
Number of units
1
Building materials
Steel Frame
Listing Agency:
eXp Realty
(928) 453-3202
Listed By:
The Gedalje Group · License #RB14029982
(928) 453-3202
Added: Jul 28
Changed: Aug 11
Last Checked: Aug 24 at 6:06AM
MLS# 1041840
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.
Paradyme Boathouse Storage is a self-storage facility under construction, slated for 2026 completion. The property is built with a steel frame and includes climate-controlled units with zoned, ductless mini-split systems. Each unit is equipped for easy use and secure operation, with individual electric metering and interior outlets.
Unit access is designed for larger recreational vehicles and hobby equipment, with oversized roll-up doors and electric overhead door operation. The gated facility provides secure keypad entry and wide drive aisles for maneuvering, along with RV power hookups for connected use. The site also offers 24-hour access.
The property sits on a 0.02-acre lot and totals 675 square feet. It is positioned for convenient access to Highway 95, along with nearby lake access, desert trails, and local amenities.
Unit access is designed for larger recreational vehicles and hobby equipment, with oversized roll-up doors and electric overhead door operation. The gated facility provides secure keypad entry and wide drive aisles for maneuvering, along with RV power hookups for connected use. The site also offers 24-hour access.
The property sits on a 0.02-acre lot and totals 675 square feet. It is positioned for convenient access to Highway 95, along with nearby lake access, desert trails, and local amenities.
Key Highlights
- Climate‑controlled storage with zoned ductless mini‑split systems
- Oversized roll‑up doors with electric overhead door access
- Gated keypad entry and 24‑hour access
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
$6,551
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
6.87%
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%
$131,020
$131.0K
Cap Rate 7%
$93,586
$93.6K
Cap Rate 9%
$72,789
$72.8K
Market Conditions
NOI Build-Up for 675 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
$8.7K $12.96/SF
− Vacancy
−$1.0K −$1.54/SF
EGI
$7.7K $11.42/SF
− OpEx
−$1.2K −$1.71/SF
NOI
$6.6K $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%
$131,020
Cap Rate 7%
$93,586
Cap Rate 9%
$72,789
Alternative Uses
Best Use
Warehouse
$93.6K
$81.9K – $109.2K
NOI $6,551 @ 7.0% cap · market cap 6.87%
Second Best
Self Storage
$89.4K
$78.3K – $104.3K
NOI $6,260 @ 7.0% cap · market cap 6.56%
Theoretical Best
Office A
$150.7K
$131.9K – $175.8K
NOI $10,549 @ 7.0% cap · market cap 11.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
29
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 - Gated self-storage facility with keypad entry and 24-hour access, featuring mini-split climate control and roll-up doors.
Where is this self storage facility located?
The property is located at 9727 E Gateway Dr Lake Havasu City, AZ.
What is the asking price?
The asking price for this property is $95,375.
What are key features of this property?
This property features: Climate‑controlled storage with zoned ductless mini‑split systems; Oversized roll‑up doors with electric overhead door access; Gated keypad entry and 24‑hour access
