Self Storage Facility with Climate-Controlled
For Sale
$106,250
9727 E Gateway Dr, Lake Havasu City, AZ 86404
COMMERCIAL - Lake Havasu City, AZ
Property Size750 SF
Lot Size0.02 Acres
Price / SF$141.67
Days on Market179
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
Hwy 95 N to Gateway Dr
Standard status
Active
APN
000-00-004
Size
750 SF
Lot size
0.02 Acres
Taxes and HOA fees
Tax Year
2025
HOA Fee
$550 Annually
Utilities
Cooling system
Zoned, Ductless
Amenities
secure keypad entry
24-hour access
Building Details
Year built
2025
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 #.
(928) 453-3202
Added: Feb 23
Changed: Aug 11
Last Checked: Aug 21 at 9:06AM
MLS# 1039518
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 currently under construction (2025) with steel frame construction. Storage units are built for oversized recreational items such as RVs, boats, collector cars, trailers, and recreational toys, with interior outlets and full insulation. Each unit is designed for climate control using a mini-split system, and includes an electric overhead door and oversized roll-up doors for easier access.
Site features include secure gated keypad entry, individual electric metering, and wide drive aisles for maneuvering. The facility also offers RV power hookups and convenient 24-hour access for day-to-day use.
Conveniently located at 9727 E. Gateway Dr in Lake Havasu City, the property provides quick access to Highway 95, the lake, desert trails, and local amenities, supporting personal storage, business equipment storage, and hobby space needs.
Site features include secure gated keypad entry, individual electric metering, and wide drive aisles for maneuvering. The facility also offers RV power hookups and convenient 24-hour access for day-to-day use.
Conveniently located at 9727 E. Gateway Dr in Lake Havasu City, the property provides quick access to Highway 95, the lake, desert trails, and local amenities, supporting personal storage, business equipment storage, and hobby space needs.
Key Highlights
- Steel frame self storage facility under construction with 2025 completion
- Mini‑split climate control in each unit with full insulation
- Oversized roll‑up doors plus electric overhead door for convenient 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
$7,279
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
6.85%
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%
$145,580
$145.6K
Cap Rate 7%
$103,986
$104.0K
Cap Rate 9%
$80,878
$80.9K
Market Conditions
NOI Build-Up for 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
$9.7K $12.96/SF
− Vacancy
−$1.2K −$1.54/SF
EGI
$8.6K $11.42/SF
− OpEx
−$1.3K −$1.71/SF
NOI
$7.3K $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%
$145,580
Cap Rate 7%
$103,986
Cap Rate 9%
$80,878
Alternative Uses
Best Use
Warehouse
$104.0K
$91.0K – $121.3K
NOI $7,279 @ 7.0% cap · market cap 6.85%
Second Best
Self Storage
$99.4K
$86.9K – $115.9K
NOI $6,955 @ 7.0% cap · market cap 6.55%
Theoretical Best
Office A
$167.5K
$146.5K – $195.4K
NOI $11,722 @ 7.0% cap · market cap 11.03%
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Self storage facility - Gated storage with around-the-clock access, mini-split climate control, individual electric metering, and oversized 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 $106,250.
What are key features of this property?
This property features: Steel frame self storage facility under construction with 2025 completion; Mini‑split climate control in each unit with full insulation; Oversized roll‑up doors plus electric overhead door for convenient access
