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Property profile & analytics
OFF-MARKET
Estimated value
$890,000
Bars & Pubs
2198 Mcculloch N Blvd, Lake Havasu City, AZ 86403-6834
Trust Owned
6-yr Hold
~
Est. High Equity
Property ID
US07-1170325
Property profile
Verified
Property type
Bars & Pubs
Use group
BAR, TAVERN
Year built
1974
Construction
CONCRETE
Total area
2,723 SF
Lot
1.07 ac (46,609 SF)
Zoning code
CR
APN
108-12-062A
UPID
US07-1170325
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
-
Benchmark Restaurant Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$891k
Blend (final)
Blend
$890k
Owner & transaction history
Ballas,s A Separate Prop Trust · 6 yrs held
Ballas,s A Separate Prop Trust
since 2020
7 recorded transactions
Zoning & alternative use
CR · Lake Havasu City, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$600,000
+0.4%
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
RESTAURANT
$600,000
Current use
AUTO REPAIR, GARAGE
$600,000
Change: +0% · Conversion: Difficult
Blend value · Realmo final
$890k
Range $801k – $979k · ±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
$327 / 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 2022Property tax & assessments
Tax year 2022
Assessed value
$164,797
Assessed 2025
Previous assessed
$147,219
+11.9% YoY
Land market value
$479,972
Improvement market value
$435,568
Total market value
$915,540
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
Bars & Pubs
Use group
BAR, TAVERN
Status
Off-Market
Year built
1974
Construction
CONCRETE
Heating
NONE
Cooling
WINDOW A/C
Stories
1
Total area
2,723 SF
Lot
1.07 ac (46,609 SF)
Zoning code
CR
APN
108-12-062A
UPID
US07-1170325
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
RESTAURANT Current
Est. value
$600,000
AUTO REPAIR, GARAGE
Est. value
$600,000
RESTAURANT Current
AUTO REPAIR, GARAGE
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
1974
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.07 ac
Current owner
From public records · entity-resolved
Ballas,s A Separate Prop Trust
Trust
Mailing address
4088 BLACK HL BAY, LAKE HAVASU CITY, AZ 86406-4488
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 2, 2020
$980,000
Ballas,s A Separate Prop Trust
Sunset-pecos LP
Warranty Deed
related
—
Mar 24, 2009
$415,000
Sunset-pecos
Havasu Pit Stop LLC
Grant Deed
—
Jun 24, 2008
$529,000
Havasu Pit Stop LLC
Ldc Ents LLC
Warranty Deed
—
Sep 30, 2003
—
Ldc Enterprises LLC
Rusch,marilyn K
Grant Deed
$540,000 · Marilyn K Rusch
Apr 3, 2000
—
Marilyn K Rusch
Kennedy,james L & Jeanette I
Grant Deed
related
—
—
—
Randy Smith
—
Deed Of Trust
related
$450,000 · Mohave State Bank
—
—
Randy Smith
—
Deed Of Trust
related
$450,000 · Mohave State Bank
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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