1771 Los Lagos Dr Unit D · Lake Havasu City, AZ 86403

$180,000

2 bd · 1.0 ba · 994 sqft · Condo public records · 120 Days on market

Built 1973 $280/mo HOA

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This second-story condo is priced for new owners to create the perfect vacation getaway or comfortable primary residence! Ideal for a DIY-minded buyer or skilled tradesperson, this home offers strong potential with mostly cosmetic updates needed. Centrally located, you'll enjoy the convenience of walking to Rotary Park, nearby restaurants, and the lake. This four-unit building features a shared laundry room serving the 4 units. The primary bedroom is generously sized, with a well-proportioned secondary bedroom offering flexibility for guests or a home office. The quaint kitchen is ready for your personal touches and opens to an inviting living area, creating an easy flow for everyday living. Sip your morning coffee or unwind at sunset from the west-facing balcony. On warm days walk over to the heated community pool! The covered carport includes a private locked storage room, plus ample guest parking for added convenience. Rentals over 30 days allowed. Pets allowed, subject to board approval of size and breeds (see CC & R's).

Key facts

• Community pool
• West facing balcony
• Ample guest parking

Tags

• WEST FACING BALCONY
• COMMUNITY POOL
• PRIVATE LOCKED STORAGE ROOM
• AMPLE GUEST PARKING

🏢 Co-op / cooperative unit. The $180,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (17.1% below list).
• Recommended offer: $148k (17.9% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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.
• Market conditions: Rents rising (+3.4%/yr); 387 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 30% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 120 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $180k implies a 261% 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 $147,706 (17.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.83% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.35%
• DSCR: 0.81
• GRM: 10.1

CMA / ARV

• ARV (median comp): $218,148
• List price: $180,000
• Delta: -17.49%
• 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: -23.1%
• Equity multiple: 0.20×
• Total profit: $-40,068
• Equity at exit: $26,839

10-year hold

• IRR: -16.3%
• Equity multiple: 0.07×
• Total profit: $-46,816
• Equity at exit: $15,563

Cash invested: $50,400 (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: 387
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,492 high
• Mortgage (P&I): −$944
• Tax from tax record: −$62 /mo · $749/yr
• Insurance: −$75
• HOA: −$280
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-183

Break-even live

Break-even rent $1,723

Max offer price $147,706

Occupancy floor —

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1719 Los Lagos Dr Unit B Lake Havasu City, AZ	2.0	1.5	998	$1,100	$1.10	43d	1	0.10mi
276 Lake Havasu Ave Unit C-24 Lake Havasu City, AZ	1.0	1.0	670	$1,195	$1.78	43d	1	0.12mi
276 Lake Havasu Ave Unit C-12 Lake Havasu City, AZ	2.0	2.0	840	$1,300	$1.55	21d	1	0.12mi
276 Lake Havasu Ave Unit C-14 Lake Havasu City, AZ	1.0	1.0	670	$1,100	$1.64	21d	1	0.12mi
1861 Montana Vis Unit A Lake Havasu City, AZ	2.0	2.0	1094	$2,000	$1.83	43d	1	0.13mi
276 Lake Havasu Ave Unit B24 Lake Havasu City, AZ	1.0	1.0	672	$1,800	$2.68	43d	1	0.17mi
1838 Montana Vis Lake Havasu City, AZ	2.0	2.0	1000	$1,700	$1.70	43d	1	0.18mi
1838 Montana Vis Unit C Lake Havasu City, AZ	2.0	1.5	1000	$1,700	$1.70	43d	1	0.18mi
363 Lake Havasu Ave Unit A Lake Havasu City, AZ	2.0	2.0	1017	$1,650	$1.62	21d	1	0.19mi
363 Lake Havasu Ave Unit A Lake Havasu City, AZ	2.0	2.0	1017	$1,650	$1.62	43d	1	0.19mi
256 Lake Havasu Ave S Unit C53 Lake Havasu City, AZ	1.0	1.0	670	$1,100	$1.64	21d	1	0.21mi
1950 Montana Vis Unit D Lake Havasu City, AZ	2.0	2.5	950	$1,600	$1.68	43d	1	0.22mi
256 Lake Havasu Ave S Lake Havasu City, AZ	1.0–2.0	1.0–2.0	699	$1,775	$2.54	43d	2	0.23mi
261 Cottonwood Dr Unit A Lake Havasu City, AZ	3.0	1.5	995	$1,795	$1.80	13d	1	0.24mi
1650 Smoketree Ave S #125 Lake Havasu City, AZ	1.0	1.0	667	$1,400	$2.10	43d	1	0.25mi
1650 S Smoketree Ave Unit 275a Lake Havasu City, AZ	1.0	1.0	672	$1,700	$2.53	43d	1	0.30mi
1940 Magnolia Dr Unit 1 Lake Havasu City, AZ	2.0	2.0	1000	$1,050	$1.05	43d	1	0.38mi
1767 Magnolia Dr Unit 103 Lake Havasu City, AZ	1.0	1.0	635	$1,175	$1.85	21d	1	0.42mi
1740 Swanson Ave Unit 12-3 Lake Havasu City, AZ	2.0	2.0	1100	$1,300	$1.18	43d	1	0.44mi
2010 Swanson Ave Unit 22 Lake Havasu City, AZ	1.0	1.0	650	$900	$1.38	43d	1	0.45mi
1806 Swanson Ave Lake Havasu City, AZ	1.0	1.5–2.0	692	$1,375	$1.99	13d	1	0.46mi
777 Harrah Way Lake Havasu City, AZ	1.0–2.0	2.0	1026	$2,000	$1.95	13d	3	0.48mi
2042 Swanson Ave Lake Havasu City, AZ	1.0	2.0	722	$1,990	$2.76	43d	1	0.50mi
2076 Swanson Ave Unit A102 Lake Havasu City, AZ	1.0	1.0	851	$1,400	$1.65	13d	1	0.58mi
2076 Swanson Ave Lake Havasu City, AZ	1.0	1.0	551	$1,250	$2.27	43d	1	0.58mi
2076 Swanson Ave Unit 102 Lake Havasu City, AZ	1.0	1.0	551	$1,800	$3.27	21d	1	0.58mi
2076 Swanson Ave Lake Havasu City, AZ	1.0	1.0	564	$1,250	$2.22	21d	1	0.58mi
100 Mulberry Ave Lake Havasu City, AZ	1.0	1.0–2.0	811	$1,125	$1.39	43d	2	0.63mi
100 Mulberry Ave #206 Lake Havasu City, AZ	1.0	1.0	800	$1,150	$1.44	21d	1	0.63mi
2094 Mesquite Ave #203 Lake Havasu City, AZ	1.0	1.5	777	$1,500	$1.93	13d	1	0.68mi
1993 Mesquite Ave #3 Lake Havasu City, AZ	2.0	1.0	727	$1,250	$1.72	13d	1	0.71mi
1957 Mesquite Ave Lake Havasu City, AZ	1.0–2.0	1.0–2.0	805	$1,800	$2.24	21d	4	0.71mi
2085 Mesquite Ave Lake Havasu City, AZ	1.0–2.0	1.0–2.0	827	$1,350	$1.63	13d	2	0.74mi
1989 Mesquite Ave #68 Lake Havasu City, AZ	2.0	2.0	920	$2,000	$2.17	43d	1	0.75mi
2095 Mesquite Ave Unit 29 Lake Havasu City, AZ	1.0	1.0	768	$1,200	$1.56	43d	1	0.78mi
571 Burkemo Ln #13 Lake Havasu City, AZ	3.0	1.0	1024	$2,800	$2.73	21d	1	0.80mi
2060 Smoketree Ave N Apt 07 Lake Havasu City, AZ	2.0	1.0	650	$1,000	$1.54	43d	1	0.80mi
1960 Pima Dr N Lake Havasu City, AZ	2.0	1.0	900	$1,500	$1.67	13d	1	0.87mi
2291 McCulloch Blvd N #12 Lake Havasu City, AZ	1.0	1.0	697	$1,200	$1.72	43d	1	1.08mi
2301 McCulloch Blvd N Unit J Lake Havasu City, AZ	1.0	1.0	623	$1,100	$1.77	43d	1	1.10mi

HOA detail condo

• Monthly dues: $280 · $3,360/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $180,000 Active 120 DOM
2. 2026-06-17
   days on market $180,000 Active 119 DOM
3. 2026-06-16
   days on market $180,000 Active 118 DOM
4. 2026-06-15
   days on market $180,000 Active 117 DOM
5. 2026-06-14
   days on market $180,000 Active 115 DOM
6. 2026-06-13
   days on market $180,000 Active 114 DOM
7. 2026-06-10
   days on market $180,000 Active 112 DOM
8. 2026-06-09
   days on market $180,000 Active 111 DOM
9. 2026-06-08
   days on market $180,000 Active 110 DOM
10. 2026-06-07
    days on market $180,000 Active 109 DOM
11. 2026-06-03
    days on market $180,000 Active 105 DOM
12. 2026-06-02
    days on market $180,000 Active 104 DOM
13. 2026-06-01
    days on market $180,000 Active 103 DOM
14. 2026-05-31
    days on market $180,000 Active 102 DOM
15. 2026-05-30
    days on market $180,000 Active 101 DOM
16. 2026-04-04
    price $180,000 1044-char remark

    Show marketing remark (1044 chars)

    This second-story condo is priced for new owners to create the perfect vacation getaway or comfortable primary residence! Ideal for a DIY-minded buyer or skilled tradesperson, this home offers strong potential with mostly cosmetic updates needed. Centrally located, you'll enjoy the convenience of walking to Rotary Park, nearby restaurants, and the lake. This four-unit building features a shared laundry room serving the 4 units. The primary bedroom is generously sized, with a well-proportioned secondary bedroom offering flexibility for guests or a home office. The quaint kitchen is ready for your personal touches and opens to an inviting living area, creating an easy flow for everyday living. Sip your morning coffee or unwind at sunset from the west-facing balcony. On warm days walk over to the heated community pool! The covered carport includes a private locked storage room, plus ample guest parking for added convenience. Rentals over 30 days allowed. Pets allowed, subject to board approval of size and breeds (see CC & R's).

17. 2026-03-24
    price $185,000 1044-char remark

    Show marketing remark (1044 chars)

    This second-story condo is priced for new owners to create the perfect vacation getaway or comfortable primary residence! Ideal for a DIY-minded buyer or skilled tradesperson, this home offers strong potential with mostly cosmetic updates needed. Centrally located, you'll enjoy the convenience of walking to Rotary Park, nearby restaurants, and the lake. This four-unit building features a shared laundry room serving the 4 units. The primary bedroom is generously sized, with a well-proportioned secondary bedroom offering flexibility for guests or a home office. The quaint kitchen is ready for your personal touches and opens to an inviting living area, creating an easy flow for everyday living. Sip your morning coffee or unwind at sunset from the west-facing balcony. On warm days walk over to the heated community pool! The covered carport includes a private locked storage room, plus ample guest parking for added convenience. Rentals over 30 days allowed. Pets allowed, subject to board approval of size and breeds (see CC & R's).

18. 2026-02-18
    listed $190,000 Active 1044-char remark

    Show marketing remark (1044 chars)

    This second-story condo is priced for new owners to create the perfect vacation getaway or comfortable primary residence! Ideal for a DIY-minded buyer or skilled tradesperson, this home offers strong potential with mostly cosmetic updates needed. Centrally located, you'll enjoy the convenience of walking to Rotary Park, nearby restaurants, and the lake. This four-unit building features a shared laundry room serving the 4 units. The primary bedroom is generously sized, with a well-proportioned secondary bedroom offering flexibility for guests or a home office. The quaint kitchen is ready for your personal touches and opens to an inviting living area, creating an easy flow for everyday living. Sip your morning coffee or unwind at sunset from the west-facing balcony. On warm days walk over to the heated community pool! The covered carport includes a private locked storage room, plus ample guest parking for added convenience. Rentals over 30 days allowed. Pets allowed, subject to board approval of size and breeds (see CC & R's).

19. 2025-12-22
    status Active
20. 2025-08-06
    price $210,000
21. 2025-07-13
    listed $175,000 Active
22. 2025-03-30
    listed $225,000 Active
23. 2024-08-15
    listed $235,000 Active
24. 2024-02-12
    listed $236,900 Active
25. 2001-10-26
    soldstatus $49,900
26. 1997-10-30
    soldstatus $49,000

ⓘ 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: $749 · $62/mo
• Projected year-2 tax: $1,188 · $99/mo
• Expected delta: +$439/yr (+$37/mo · 58.6%)

ⓘ 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 4/10 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: $17,902
• − Mortgage interest: −$10,083
• − Property taxes: −$749
• − Insurance: −$900
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − HOA: −$3,360
• − Depreciation: −$5,236
• Taxable loss: −$5,291
• Est. tax savings @ 24.0%: +$1,270
• After-tax cash flow: $-924/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

+267.3% since first listed

11 events — show timeline

• 2026-04-04 Price Changed $180,000 LHAR
• 2026-03-24 Price Changed $185,000 LHAR
• 2026-02-18 Listed $190,000 LHAR
• 2025-12-22 Relisted — LHAR
• 2025-08-06 Price Changed $210,000 LHAR
• 2025-07-13 Listed $175,000 LHAR
• 2025-03-30 Listed $225,000 LHAR
• 2024-08-15 Listed $235,000 LHAR
• 2024-02-12 Listed $236,900 LHAR
• 2001-10-26 Sold (Public Records) $49,900 Public Records
• 1997-10-30 Sold (Public Records) $49,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $749 · +1.7% YoY. Source: county tax records.