2260 Fisherman Dr · Lake Havasu City, AZ 86404

$364,900

3 bd · 2.0 ba · 1,966 sqft · SingleFamily public records · 86 Days on market

Built 1977 10,019 sqft lot $186/sqft · 31% below area Est $533k · 31% under

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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 +11.1/30.0
• Schools +3.4/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled 3-bedroom, 2-bath, 2-car garage home on the desirable north side of Lake Havasu City. There is a 4th room that can used as an office or additional bedroom. Located on a quiet street just one block from direct access to OHV trails. The home features porcelain tile flooring through most of the living areas, new carpet in all bedrooms, and two newer AC units for comfort and efficiency. The roof has also been recently redone. Step outside to a massive, flat backyard that is fully fenced with privacy panels, offering plenty of room for outdoor living and recreation. A large concrete pad in the center of the yard is perfect for an above-ground pool or patio setup, and a 10x10 metal shed on a concrete foundation provides additional storage. Great opportunity for those looking for space, updates, and easy access to desert trails. Owner/agent.

Key facts

• Quiet street
• Newer ac units
• Recently redone roof

Tags

• NORTH SIDE OF LAKE HAVASU CITY
• QUIET STREET
• DIRECT ACCESS TO OHV TRAILS
• PORCELAIN TILE FLOORING
• NEWER AC UNITS
• RECENTLY REDONE ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-148 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (30.9% below list).
• Recommended offer: $252k (30.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Nautilus Elementary School (math 51% / reading 44%, grade D, #303 of 1,109 statewide, top 28%, 360 students, 52% 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 41% FRL track the district average.
• Market conditions: Rents flat; 420 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 42% of the median local income ($73k/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 $3k of loan paydown is wiped out by about $11k 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 86 days — a 6% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $44k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $252,184 (30.9% 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 86 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.69% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.74%
• DSCR: 0.92
• GRM: 12.1

CMA / ARV

• ARV (median comp): $532,607
• List price: $364,900
• Delta: -31.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1572 Mandarin Dr	0.44mi	3/2.5	1,907 (-3%)	1mo	$690,000	$362	72
1535 Neptune Dr	0.34mi	3/2.5	1,789 (-9%)	5mo	$390,000	$218	63
2348 Porpoise Dr	0.51mi	3/2.5	2,120 (+8%)	1mo	$605,000	$285	60
2390 Regatta Dr	0.35mi	3/2.0	1,702 (-13%)	2mo	$560,000	$329	60
2050 Burgundy Dr	0.47mi	3/2.0	1,819 (-8%)	7mo	$570,000	$313	60
1981 Deer Run Dr	0.60mi	3/2.0	1,865 (-5%)	6mo	$595,000	$319	58
1921 Burgundy Ln	0.74mi	3/2.0	2,015 (+2%)	6mo	$619,000	$307	56
2135 Palo Verde Blvd N	0.38mi	3/2.5	1,698 (-14%)	6mo	$599,000	$353	52
1450 Patrician Dr	0.46mi	3/3.0	1,672 (-15%)	2mo	$618,500	$370	48
1911 Cabana Dr	0.70mi	3/2.0	1,770 (-10%)	6mo	$716,500	$405	45
2415 Palo Verde Blvd N	0.71mi	3/3.0	1,776 (-10%)	4mo	$495,000	$279	44
1921 Felicidad Dr	0.68mi	4/3.0 (+1)	2,209 (+12%)	6mo	$989,000	$448	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.27×
• Total profit: $-74,562
• Equity at exit: $54,408

10-year hold

• IRR: -20.7%
• Equity multiple: 0.02×
• Total profit: $-100,591
• Equity at exit: $31,550

Cash invested: $102,172 (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 86404

• Home prices YoY: -32.0%
• Rents YoY: 0.7%
• Active inventory: 420
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,522 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$75 /mo · $897/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-148

Break-even live

Break-even rent $2,709

Max offer price $338,733

Occupancy floor —

Sensitivity live

Price	-10% $58	-5% $-45	+0% $-148	+5% $-251	+10% $-355
Rent	-10% $-347	-5% $-248	+0% $-148	+5% $-49	+10% $51
Rate	-1.0pp $36	-0.5pp $-55	base $-148	+0.5pp $-243	+1.0pp $-339

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: $91,225
• Closing costs: $10,947
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2265 Malahini Dr Lake Havasu City, AZ	3.0	2.0	1437	$2,300	$1.60	45d	1	0.28mi
1435 Beefeater Dr Lake Havasu City, AZ	3.0	2.0	1450	$2,300	$1.59	22d	1	0.55mi
1711 Park Terrace Ave Lake Havasu City, AZ	4.0	2.0	2294	$3,500	$1.53	45d	1	0.58mi
2560 James Dr Lake Havasu City, AZ	2.0	2.0	1311	$1,600	$1.22	22d	1	0.62mi
1942 Palo Verde Blvd N Lake Havasu City, AZ	3.0	2.0	1623	$3,500	$2.16	45d	1	0.69mi
1840 Laramie Dr Lake Havasu City, AZ	3.0	3.0	2595	$2,795	$1.08	22d	1	0.79mi
2010 Bombay Dr Lake Havasu City, AZ	3.0	2.0	1406	$2,500	$1.78	45d	1	0.82mi
1865 Nugget Ct Lake Havasu City, AZ	4.0	3.0	2085	$2,500	$1.20	45d	1	0.86mi
2449 Angler Dr Lake Havasu City, AZ	3.0	2.0	1819	$3,700	$2.03	45d	1	0.87mi
1226 N Lake Havasu Ave Lake Havasu City, AZ	2.0	1.0	1300	$1,500	$1.15	15d	1	0.92mi
1497 Inverness Ct Lake Havasu City, AZ	3.0	2.0	1529	$2,300	$1.50	45d	1	0.92mi
1800 Burgundy Dr Lake Havasu City, AZ	4.0	3.0	2373	$3,500	$1.47	45d	1	0.93mi
2410 Hillview Dr Lake Havasu City, AZ	3.0	2.0	2008	$2,500	$1.25	45d	1	0.96mi
1790 Piper Bay Lake Havasu City, AZ	3.0	2.0	1550	$2,800	$1.81	45d	1	1.03mi
2240 Jacob Row Lake Havasu City, AZ	3.0	2.0	1956	$2,000	$1.02	15d	1	1.14mi
2557 Palisades Dr Lake Havasu City, AZ	3.0	2.0	1265	$1,750	$1.38	22d	1	1.17mi
3034 Dawn Dr Lake Havasu City, AZ	3.0	3.0	1992	$2,600	$1.31	15d	1	1.25mi
3021 Lake Dr Lake Havasu City, AZ	2.0	2.0	1512	$1,800	$1.19	15d	1	1.36mi
3011 Mescalero Dr Lake Havasu City, AZ	2.0	2.0	1445	$2,475	$1.71	45d	1	1.41mi
3000 Appletree Dr Lake Havasu City, AZ	3.0	2.0	1487	$1,900	$1.28	45d	1	1.42mi
2730 Palisades Dr #102 Lake Havasu City, AZ	3.0	2.0	1435	$2,149	$1.50	45d	1	1.42mi

Listing history 21 events

1. 2026-06-13
   status $364,900 Pending 86 DOM
2. 2026-06-10
   days on market $364,900 Active 86 DOM
3. 2026-06-09
   days on market $364,900 Active 85 DOM
4. 2026-06-08
   days on market $364,900 Active 84 DOM
5. 2026-06-07
   days on market $364,900 Active 83 DOM
6. 2026-06-03
   days on market $364,900 Active 79 DOM
7. 2026-06-02
   days on market $364,900 Active 78 DOM
8. 2026-06-01
   days on market $364,900 Active 77 DOM
9. 2026-05-31
   days on market $364,900 Active 76 DOM
10. 2026-05-30
    days on market $364,900 Active 75 DOM
11. 2026-05-12
    price $369,000 856-char remark

    Show marketing remark (856 chars)

    Remodeled 3-bedroom, 2-bath, 2-car garage home on the desirable north side of Lake Havasu City. There is a 4th room that can used as an office or additional bedroom. Located on a quiet street just one block from direct access to OHV trails. The home features porcelain tile flooring through most of the living areas, new carpet in all bedrooms, and two newer AC units for comfort and efficiency. The roof has also been recently redone. Step outside to a massive, flat backyard that is fully fenced with privacy panels, offering plenty of room for outdoor living and recreation. A large concrete pad in the center of the yard is perfect for an above-ground pool or patio setup, and a 10x10 metal shed on a concrete foundation provides additional storage. Great opportunity for those looking for space, updates, and easy access to desert trails. Owner/agent.

12. 2026-04-28
    price $379,000 856-char remark

    Show marketing remark (856 chars)

    Remodeled 3-bedroom, 2-bath, 2-car garage home on the desirable north side of Lake Havasu City. There is a 4th room that can used as an office or additional bedroom. Located on a quiet street just one block from direct access to OHV trails. The home features porcelain tile flooring through most of the living areas, new carpet in all bedrooms, and two newer AC units for comfort and efficiency. The roof has also been recently redone. Step outside to a massive, flat backyard that is fully fenced with privacy panels, offering plenty of room for outdoor living and recreation. A large concrete pad in the center of the yard is perfect for an above-ground pool or patio setup, and a 10x10 metal shed on a concrete foundation provides additional storage. Great opportunity for those looking for space, updates, and easy access to desert trails. Owner/agent.

13. 2026-04-08
    price $389,000 856-char remark

    Show marketing remark (856 chars)

    Remodeled 3-bedroom, 2-bath, 2-car garage home on the desirable north side of Lake Havasu City. There is a 4th room that can used as an office or additional bedroom. Located on a quiet street just one block from direct access to OHV trails. The home features porcelain tile flooring through most of the living areas, new carpet in all bedrooms, and two newer AC units for comfort and efficiency. The roof has also been recently redone. Step outside to a massive, flat backyard that is fully fenced with privacy panels, offering plenty of room for outdoor living and recreation. A large concrete pad in the center of the yard is perfect for an above-ground pool or patio setup, and a 10x10 metal shed on a concrete foundation provides additional storage. Great opportunity for those looking for space, updates, and easy access to desert trails. Owner/agent.

14. 2026-03-30
    price $399,000 856-char remark

    Show marketing remark (856 chars)

    Remodeled 3-bedroom, 2-bath, 2-car garage home on the desirable north side of Lake Havasu City. There is a 4th room that can used as an office or additional bedroom. Located on a quiet street just one block from direct access to OHV trails. The home features porcelain tile flooring through most of the living areas, new carpet in all bedrooms, and two newer AC units for comfort and efficiency. The roof has also been recently redone. Step outside to a massive, flat backyard that is fully fenced with privacy panels, offering plenty of room for outdoor living and recreation. A large concrete pad in the center of the yard is perfect for an above-ground pool or patio setup, and a 10x10 metal shed on a concrete foundation provides additional storage. Great opportunity for those looking for space, updates, and easy access to desert trails. Owner/agent.

15. 2026-03-16
    listed $409,000 Active 856-char remark

    Show marketing remark (856 chars)

    Remodeled 3-bedroom, 2-bath, 2-car garage home on the desirable north side of Lake Havasu City. There is a 4th room that can used as an office or additional bedroom. Located on a quiet street just one block from direct access to OHV trails. The home features porcelain tile flooring through most of the living areas, new carpet in all bedrooms, and two newer AC units for comfort and efficiency. The roof has also been recently redone. Step outside to a massive, flat backyard that is fully fenced with privacy panels, offering plenty of room for outdoor living and recreation. A large concrete pad in the center of the yard is perfect for an above-ground pool or patio setup, and a 10x10 metal shed on a concrete foundation provides additional storage. Great opportunity for those looking for space, updates, and easy access to desert trails. Owner/agent.

16. 2023-03-01
    soldstatus $342,000 Closed 416-char remark

    Show marketing remark (416 chars)

    Experience gorgeous views from the comfort of your own deck in this spacious home. Recently updated with two new A/C units and a new roof, this property is move-in ready. Enjoy the peace and quiet of the neighborhood while still being close to all the necessities. Don't miss out on the best deal on the market with almost 2,000 sqft of living space-- this home is a must-see to truly appreciate all it has to offer.

17. 2023-01-30
    status Pending 416-char remark

    Show marketing remark (416 chars)

    Experience gorgeous views from the comfort of your own deck in this spacious home. Recently updated with two new A/C units and a new roof, this property is move-in ready. Enjoy the peace and quiet of the neighborhood while still being close to all the necessities. Don't miss out on the best deal on the market with almost 2,000 sqft of living space-- this home is a must-see to truly appreciate all it has to offer.

18. 2023-01-23
    listed $370,000 Active 416-char remark

    Show marketing remark (416 chars)

    Experience gorgeous views from the comfort of your own deck in this spacious home. Recently updated with two new A/C units and a new roof, this property is move-in ready. Enjoy the peace and quiet of the neighborhood while still being close to all the necessities. Don't miss out on the best deal on the market with almost 2,000 sqft of living space-- this home is a must-see to truly appreciate all it has to offer.

19. 2022-10-07
    price $394,240
20. 2022-08-27
    listed $448,000 Active
21. 2008-05-20
    soldstatus $168,500

ⓘ 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: $897 · $75/mo
• Projected year-2 tax: $2,408 · $201/mo
• Expected delta: +$1,511/yr (+$126/mo · 168.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥113°F today · 14 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: $30,262
• − Mortgage interest: −$20,440
• − Property taxes: −$897
• − Insurance: −$1,824
• − Repairs & maintenance: −$2,421
• − Management: −$2,421
• − Depreciation: −$10,615
• Taxable loss: −$8,357
• Est. tax savings @ 24.0%: +$2,006
• After-tax cash flow: $228/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): 19,234
• Household income: $72,910
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 343.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 3% Portuguese 3% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -189.23%
• Current HPI: 402.8832
• Rent YoY: ▲ 0.66%
• 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

+119.0% since first listed

11 events — show timeline

• 2026-05-12 Price Changed $369,000 LHAR
• 2026-04-28 Price Changed $379,000 LHAR
• 2026-04-08 Price Changed $389,000 LHAR
• 2026-03-30 Price Changed $399,000 LHAR
• 2026-03-16 Listed $409,000 LHAR
• 2023-03-01 Sold (MLS) $342,000 LHAR
• 2023-01-30 Pending — LHAR
• 2023-01-23 Listed $370,000 LHAR
• 2022-10-07 Price Changed $394,240 LHAR
• 2022-08-27 Listed $448,000 LHAR
• 2008-05-20 Sold (Public Records) $168,500 Public Records

Property tax history

-0.9%/yr

Latest (2025): $897 · +2.3% YoY. Source: county tax records.