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Property profile & analytics
OFF-MARKET
Estimated value
$11,065,000
Grocery and convenience stores
1650 Mcculloch N Blvd Lake Havasu City, AZ 86403-0961
Individually Owned
6-yr Hold
Free & Clear
Property ID
US07-1856250
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1988
Construction
CONCRETE
Total area
54,531 SF
Lot
4.03 ac (175,547 SF)
APN
107-24-002A
UPID
US07-1856250
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Safeway Grocery & Convenience Store Food Market
-
Safeway Pharmacy Pharmacy
-
Amerigas Propane Exchange Propane Supplier
-
Nancy J. Czarnecky, RPH Pharmacy
-
Shane Kortan, RPH Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$8.15M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$11.07M
Owner & transaction history
Reno 66 · 6 yrs held
Reno 66
since 2020
Last sale
$13.2M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$12.0M
+102.5%
Restaurant
$12.0M
+101.7%
Apartment house (5+ units)
$9.0M
+51.6%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Lake Havasu City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Havasu City submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$8,825,000
6.5%
$8,150,000
7%
$7,565,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$12,030,000
Change: +103% · Conversion: Difficult
RESTAURANT
$11,980,000
Change: +102% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$9,005,000
Change: +52% · Conversion: Difficult
MEDICAL BUILDING
$7,820,000
Change: +32% · Conversion: Difficult
OFFICE BUILDING
$7,275,000
Change: +22% · Conversion: Easy
Blend value · Realmo final
$11.07M
Range $9.96M – $12.17M · ±10% · vs last sale $13.24M (Jun 25 2020)
Last sale anchor
$13.24M
Jun 25 2020
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$203 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2020Property tax & assessments
Tax year 2020
Tax billed
$36,497
Tax year 2020
Assessed value
$687,198
Assessed 2025
Previous assessed
$577,992
+18.9% YoY
Effective rate
5.31%
On assessed value
Land market value
$1,263,688
Improvement market value
$2,554,081
Total market value
$3,817,769
Applied tax rate
2,554.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1988
Construction
CONCRETE
Heating
HEAT PUMP
Stories
1
Total area
54,531 SF
Lot
4.03 ac (175,547 SF)
APN
107-24-002A
UPID
US07-1856250
Jurisdiction
MOHAVE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$12.0M
RESTAURANT
Est. value
$12.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$9.0M
MEDICAL BUILDING
Est. value
$7.8M
OFFICE BUILDING
Est. value
$7.3M
AUTO REPAIR, GARAGE
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
OFFICE BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1988
Construction
CONCRETE
Heating
HEAT PUMP
Stories
1
Lot
4.03 ac
Current owner
From public records · entity-resolved
Reno 66
Individual
Free & Clear · 6 yrs held
Mailing address
250 E PARKCENTER BLVD, BOISE, ID 83706-3940
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 10, 2020
—
Reno 66
—
Deed
related
$2,500,000 · Miscellaneous Ins Co
Jun 25, 2020
$13,240,407
Reno 66
Cf Albert Propco III LLC
Grant Deed
—
Jul 1, 2019
$10,644,560
Cf Albert Propco III LLC
Safeway INC
Special Warranty Deed
$425,700,000 · Wells Fargo Bank NA
Feb 8, 2018
—
Safeway INC
—
Loan Modification
related
—
—
—
Reno 66
—
Deed Of Trust
related
$2,500,000 · Miscellaneous Ins Co
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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