2094 Mesquite Ave #110 · Lake Havasu City, AZ 86403

$134,000

1 bd · 1.5 ba · 42,044 sqft · Condo public records · 41 Days on market

Built 1985 $3/sqft · 98% below area Est $155k · 14% under $190/mo HOA · 15% of rent

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.0/30.0
• ARV discount +13.7/15.0
• 1% rule +4.7/10.0
• DSCR +4.6/10.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FULLY FURNISHED CONDO. READY FOR OCCUPANCY. WELL MAINTAINEDCONDOS WITH UNDERGROUND PARKING AND ELEVATOR. COMMON AREA ROOMS TO VISIT WITH FRIENDS. NICELY DONE OUTDOOR COMMON AREA WITH SPA, POOL AND GRILLS. PERFECT VACATION GET A WAY OR STARTER CONDO.

Key facts

• Private bath
• Walk-in closet
• Patio

Tags

• PRIVATE BATH
• WALK-IN CLOSET
• PATIO
• ELEVATOR ACCESS

Property features AI

Finance

• HOA & community: Homeowners association manages the community; HOA includes spa/hot tub; HOA fee $190 monthly

Exterior

• Parking: Underground parking; 1-car garage with garage door opener
• Utilities: Public water; Public sewer; 200+ amp electric service
• Home design: Condominium (residential); Built by Davis
• Construction: Stucco construction; Rolled/Hot Mop roof
• Exterior features: Balcony; Wrought iron fencing; Gunite pool; Spa/Hot tub

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Walk-in closet(s)
• Laundry & utility: Inside laundry with electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $134k.

Deal economics

• At list price, monthly cash flow is $42 ($505/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (2.6% below list).
• Recommended offer: $130k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 3.0% in Lake Havasu City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#124 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A; Watch: health & safety C-, amenities F, commute F.
• Lake Havasu Unified District (4368) (urban): math 39% / reading 41% proficiency, ranked #66 of 249 in AZ (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Smoketree Elementary School (math 39% / reading 38%, grade F, #418 of 1,109 statewide, top 38%, 621 students, 49% FRL); Thunderbolt Middle School (math 27% / reading 34%, grade F, #81 of 218 statewide, top 37%, 851 students, 41% FRL); Lake Havasu High School (math 29% / reading 33%, grade F, #111 of 381 statewide, top 29%, 1,813 students, 31% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 393 active listings in the ZIP; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $926 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $75k; list at $134k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,980 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 8.6

CMA / ARV

• ARV (median comp): $155,367
• List price: $134,000
• Delta: -13.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.43% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-18,406
• Equity at exit: $19,980

10-year hold

• IRR: -3.9%
• Equity multiple: 0.73×
• Total profit: $-9,989
• Equity at exit: $11,586

Cash invested: $37,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Arizona: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

5-day pay-or-quit; AZ courts known for speed; no state rent control; cities preempted by state law.

Methodology + full state rankings →

ZIP-level market 86403

• Home prices YoY: -33.5%
• Rents YoY: 3.4%
• Active inventory: 393
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$703
• Tax from tax record: −$41 /mo · $487/yr
• Insurance: −$56
• HOA: −$190
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $42

Break-even live

Break-even rent $1,252

Max offer price $134,000

Occupancy floor 92%

Sensitivity live

Price	-10% $118	-5% $80	+0% $42	+5% $4	+10% $-34
Rent	-10% $-61	-5% $-9	+0% $42	+5% $94	+10% $145
Rate	-1.0pp $110	-0.5pp $76	base $42	+0.5pp $7	+1.0pp $-28

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $190 · $2,280/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $134,000 Active 41 DOM
2. 2026-06-18
   days on market $134,000 Active 38 DOM
3. 2026-06-17
   days on market $134,000 Active 37 DOM
4. 2026-06-16
   days on market $134,000 Active 36 DOM
5. 2026-06-15
   days on market $134,000 Active 35 DOM
6. 2026-06-14
   days on market $134,000 Active 33 DOM
7. 2026-06-13
   pricedays on market $134,000 Active 32 DOM
8. 2026-06-10
   days on market $139,000 Active 30 DOM
9. 2026-06-09
   days on market $139,000 Active 29 DOM
10. 2026-06-08
    days on market $139,000 Active 28 DOM
11. 2026-06-07
    days on market $139,000 Active 27 DOM
12. 2026-06-03
    days on market $139,000 Active 23 DOM
13. 2026-06-02
    days on market $139,000 Active 22 DOM
14. 2026-06-01
    days on market $139,000 Active 21 DOM
15. 2026-05-31
    days on market $139,000 Active 20 DOM
16. 2026-05-30
    days on market $139,000 Active 19 DOM
17. 2026-05-11
    listed $139,000 Active 743-char remark
18. 2017-09-26
    soldstatus $75,000 249-char remark

    Show marketing remark (249 chars)

    FULLY FURNISHED CONDO. READY FOR OCCUPANCY. WELL MAINTAINEDCONDOS WITH UNDERGROUND PARKING AND ELEVATOR. COMMON AREA ROOMS TO VISIT WITH FRIENDS. NICELY DONE OUTDOOR COMMON AREA WITH SPA, POOL AND GRILLS. PERFECT VACATION GET A WAY OR STARTER CONDO.

19. 2017-09-26
    soldstatus $75,000 249-char remark

    Show marketing remark (249 chars)

    FULLY FURNISHED CONDO. READY FOR OCCUPANCY. WELL MAINTAINEDCONDOS WITH UNDERGROUND PARKING AND ELEVATOR. COMMON AREA ROOMS TO VISIT WITH FRIENDS. NICELY DONE OUTDOOR COMMON AREA WITH SPA, POOL AND GRILLS. PERFECT VACATION GET A WAY OR STARTER CONDO.

20. 2017-08-18
    listed $79,900
21. 2017-08-18
    listed $79,900
22. 2017-07-31
    listed $79,900 249-char remark

    Show marketing remark (249 chars)

    FULLY FURNISHED CONDO. READY FOR OCCUPANCY. WELL MAINTAINEDCONDOS WITH UNDERGROUND PARKING AND ELEVATOR. COMMON AREA ROOMS TO VISIT WITH FRIENDS. NICELY DONE OUTDOOR COMMON AREA WITH SPA, POOL AND GRILLS. PERFECT VACATION GET A WAY OR STARTER CONDO.

23. 2017-07-31
    listed $79,900 249-char remark

    Show marketing remark (249 chars)

    FULLY FURNISHED CONDO. READY FOR OCCUPANCY. WELL MAINTAINEDCONDOS WITH UNDERGROUND PARKING AND ELEVATOR. COMMON AREA ROOMS TO VISIT WITH FRIENDS. NICELY DONE OUTDOOR COMMON AREA WITH SPA, POOL AND GRILLS. PERFECT VACATION GET A WAY OR STARTER CONDO.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $487 · $41/mo
• Projected year-2 tax: $884 · $74/mo
• Expected delta: +$397/yr (+$33/mo · 81.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥115°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,665
• − Mortgage interest: −$7,506
• − Property taxes: −$487
• − Insurance: −$670
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − HOA: −$2,280
• − Depreciation: −$3,898
• Taxable loss: −$1,683
• Est. tax savings @ 24.0%: +$404
• After-tax cash flow: $909/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lake Havasu Unified District (4368)
• NCES district ID: 0404280
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $43,993
• Composite: 33.92/100
• National rank: #5339
• State rank: #66 of 249 in AZ

Livability — Lake Havasu City

• Score: 63/100
• State rank: #124
• US rank: #15839

Category grades

Amenities F Commute F Cost of living B- Crime C Employment C Housing A Health & safety C- User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Havasu City, AZ
• County: Mohave County · 181,906 people
• City population: 62,596
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 18,295
• Household income: $58,967
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 703.0

Population outlook (Mohave County) Hauer SSP2

• Today (2025): 209,184 people
• By 2030: 209,674 · +0.2%
• By 2040: 205,897 · -1.6%
• By 2050: 196,810 · -5.9%
• By 2075: 169,454 · -19.0%
• By 2100: 136,630 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 19% Two or more races 12%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Lithuanian 8% Portuguese 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Mohave

• 2024 margin: Solid R (+55.8) · D 21.8% · R 77.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -32.9pp · 2024: -55.8pp
• All cycles: 2024: R+55.8 2020: R+51.3 2016: R+51.5 2012: R+42.6 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -194.25%
• Current HPI: 384.7996
• Rent YoY: ▲ 3.43%
• Metro: Lake Havasu City-Kingman, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

Industry mix (Fortune 500 HQ in AZ)

Industry	F500 HQs	Revenue
▸Technology	2	$13B
▸Mining / Metals	1	$23B
▸Environmental Services	1	$16B
▸Metals / Steel	1	$14B
▸Technology Distribution	1	$9B
▸Homebuilding	1	$8B

Price history

+67.7% since first listed

8 events — show timeline

• 2026-06-12 Price Changed $134,000 LHAR
• 2026-05-11 Listed $139,000 LHAR
• 2017-09-26 Sold (MLS) $75,000 LHAR
• 2017-09-26 Sold (MLS) $75,000 WARDEX
• 2017-08-18 Listed $79,900 LHAR
• 2017-08-18 Listed $79,900 WARDEX
• 2017-07-31 Listed $79,900 LHAR
• 2017-07-31 Listed $79,900 WARDEX

Property tax history

-0.7%/yr

Latest (2025): $487 · +1.7% YoY. Source: county tax records.