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Property profile & analytics
OFF-MARKET
Estimated value
$810,000
Office buildings
2156 Mcculloch N Blvd, Lake Havasu City, AZ 86403-6786
Individually Owned
6-yr Hold
~
Est. High Equity
Property ID
US07-0980407
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1980
Construction
CONCRETE
Total area
8,950 SF
Lot
0.3 ac (13,068 SF)
Zoning code
CR
APN
108-12-075
UPID
US07-0980407
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
-
Realty Foremost Real Estate Agency
-
Complete Acctg and Tax Accounting Firm Tax Preparation
-
Havasu Knot Ninjas Massage Alternative Medicine Practice Spa & Massage Center
-
Complete Accounting and Tax Tax Preparation
-
Zero Gravity Massage of Lake Havasu Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$814k
Blend (final)
Blend
$810k
Owner & transaction history
David E Paterson · 6 yrs held
David E Paterson
since 2020
Last sale
$806,000
7 recorded transactions
Zoning & alternative use
CR · Lake Havasu City, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.3M
+7.5%
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
OFFICE BUILDING
$1,195,000
Current use
MEDICAL BUILDING
$1,285,000
Change: +7% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,040,000
Change: -13% · Conversion: Easy
RETAIL STORES
$975,000
Change: -18% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$970,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$810k
Range $729k – $891k · ±10% · vs last sale $806k (Mar 2 2020)
Last sale anchor
$806k
Mar 2 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
$91 / 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
$7,750
Tax year 2020
Assessed value
$152,290
Assessed 2025
Previous assessed
$123,923
+22.9% YoY
Effective rate
5.09%
On assessed value
Land market value
$191,540
Improvement market value
$654,515
Total market value
$846,055
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1980
Construction
CONCRETE
Heating
HEAT PUMP
Stories
2
Total area
8,950 SF
Lot
0.3 ac (13,068 SF)
Zoning code
CR
APN
108-12-075
UPID
US07-0980407
Jurisdiction
MOHAVE
Zoning & alternative use
CR · Lake Havasu City, AZ
Zoning CR · permitted uses
CR · 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
OFFICE BUILDING Current
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.0M
RETAIL STORES
Est. value
$975,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$970,000
OFFICE BUILDING Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
1980
Construction
CONCRETE
Heating
HEAT PUMP
Stories
2
Lot
0.3 ac
Current owner
From public records · entity-resolved
David E Paterson
Individual
Mailing address
3098 KIOWA BLVD S, LAKE HAVASU CITY, AZ 86403-5201
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 9, 2024
—
David E Patterson
—
Deed
related
$255,050 · Arizona FCU
Nov 22, 2022
—
David E Patterson
—
Deed
related
$50,000 · Arizona FCU
Mar 2, 2020
$806,000
David E Paterson
Barry W Toombs
Warranty Deed
$200,000 · Horizon Community Bank INC
Dec 22, 2017
—
Barry W Toombs
—
Deed
related
$816,000 · Velocity Com'l Cap
—
—
Barry W Toombs
—
Deed Of Trust
related
$160,000 · Howard Conn Md INC
—
—
Barry W Toombs
—
Deed Of Trust
related
$445,000 · Howard Conn Md INC
—
—
Barry W Toombs
—
Deed Of Trust
related
$300,000 · Independent Auto Brokers LLC
—
—
Barry W Toombs
—
Deed Of Trust
related
$195,000 · Hill Bil Family Trust (pt)
—
—
Barry W Toombs
—
Deed Of Trust
related
$816,000 · Velocity Com'l Cap
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.
Try Rey
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