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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Super regional malls
2011 Mcculloch N Blvd, Lake Havasu City, AZ 86403-6754
Entity Owned
21-yr Hold
~
Est. High Equity
Property ID
US07-0947784
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1973
Construction
CONCRETE
Total area
4,132 SF
Lot
0.84 ac (36,590 SF)
Zoning code
C1
APN
108-06-093
UPID
US07-0947784
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
-
Democractic Party Headquarters Advocacy Group Volunteer Organization
-
Wirefree Communications Telecommunications Service Data Center
-
Our Place Boutique (Bike/Boat/Book/etc) Store
-
Grooming By Jodi Pet Grooming Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$625k
Blend (final)
Blend
$625k
Owner & transaction history
Red River Communications INC · 21 yrs held
Red River Communications INC
since 2005
2 recorded transactions
Zoning & alternative use
C1 · Lake Havasu City, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$910,000
+103.8%
Medical building
$590,000
+32.5%
Office building
$550,000
+23.3%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$445,000
Current use
AUTO REPAIR, GARAGE
$910,000
Change: +104% · Conversion: Difficult
MEDICAL BUILDING
$590,000
Change: +32% · Conversion: Difficult
OFFICE BUILDING
$550,000
Change: +23% · Conversion: Moderate
COMMERCIAL (GENERAL)
$480,000
Change: +7% · Conversion: Easy
RETAIL STORES
$450,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$625k
Range $563k – $688k · ±10%
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
$151 / 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
$9,733
Tax year 2020
Assessed value
$346,917
Assessed 2025
Previous assessed
$280,937
+23.5% YoY
Effective rate
2.81%
On assessed value
Land market value
$403,525
Improvement market value
$1,523,789
Total market value
$1,927,314
Applied tax rate
2,571.0000
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1973
Construction
CONCRETE
Heating
HEAT PUMP
Cooling
YES
Buildings
4
Stories
1
Total area
4,132 SF
Lot
0.84 ac (36,590 SF)
Zoning code
C1
APN
108-06-093
UPID
US07-0947784
Jurisdiction
MOHAVE
Zoning & alternative use
C1 · Lake Havasu City, AZ
Zoning C1 · permitted uses
C1 · Lake Havasu City, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lake Havasu City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$445,000
AUTO REPAIR, GARAGE
Est. value
$910,000
MEDICAL BUILDING
Est. value
$590,000
OFFICE BUILDING
Est. value
$550,000
COMMERCIAL (GENERAL)
Est. value
$480,000
RETAIL STORES
Est. value
$450,000
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
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
1973
Construction
CONCRETE
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Buildings
4
Lot
0.84 ac
Current owner
From public records · entity-resolved
Red River Communications INC
Entity
Mailing address
230 STATE ST, GARNER, IA 50438-1122
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 1, 2005
$680,000
Red River Communications INC
Arnold Investment Corporat
Warranty Deed
related
$555,000 · Arnold Investment Corp
Oct 23, 2003
—
John Stebila
Sands Vacation Resort LLC
Grant Deed
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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