1000 Mcculloch Blvd N #559 · Lake Havasu City, AZ 86403

$139,000

1 bd · 1.0 ba · 550 sqft · Condo · 121 Days on market

Built 2003 Good condition $253/sqft · 35% below area Est $215k · 35% under $800/mo HOA · 61% of rent ↓ 13% since listing

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Why this score? — see what drove the F 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
• 1% rule +4.4/10.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Waterfront Condo at the popular Nautical Inn Beach Front Resort on the Island can be yours. This unit includes two queen beds, a bathroom, a sitting area, and a balcony with great views of the lake and the mountains. Enjoy the boat ramp, boat slips, infinity edge pool, Bars, Restaurant, gift shop, Community Center & sandy Beach, and water playground. This is a leasehold estate with great quarterly investment potential. You have full ownership rights but let the Nautical Inn rent out your unit when you are away. This may offset your Dues and be profitable as well. Utilities, insurance, property taxes and maintenance are included in the HOA fee. Units are fully furnished. It's your chance to own a little piece of paradise. Come Enjoy!

Key facts

• Sandy beach
• Boat slips
• Waterfront condo

Tags

• WATERFRONT CONDO
• TOP FLOOR PATIO
• BOAT RAMP
• BOAT SLIPS
• INFINITY EDGE POOL
• SANDY BEACH

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $139k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-732 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $33k (76.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (6.3% below list).
• Recommended offer: $33k (76.2% below list) — sets the bar for cash-flow.
• Cap rate -0.0% vs local median 3.0% in Lake Havasu City — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 470 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 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 121 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: HOA is 61% of rent.
• 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 $33,090 (76.2% 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 121 days. Have you received any prior offers? Is the seller open to a 76% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.94% ✗
• Cap rate: -0.03%
• Cash-on-cash: -22.57%
• DSCR: -0.00
• GRM: 8.9

CMA / ARV

• ARV (median comp): $215,128
• List price: $139,000
• Delta: -35.39%
• 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
1000 Mcculloch Blvd N #545	0.02mi	1/1.0	550 (0%)	5mo	$135,000	$245	95
1534 Beachcomber Blvd Unit D5	0.31mi	1/1.0	590 (+7%)	2mo	$30,000	$51	72
276 Lake Havasu Ave S Unit C31	0.85mi	1/1.0	540 (-2%)	2mo	$149,000	$276	60
555 Beachcomber Blvd Unit D21	1.43mi	1/1.0	500 (-9%)	1mo	$360,000	$720	49
601 Beachcomber Blvd #392	1.42mi	1/1.0	420 (-24%)	1mo	$45,000	$107	39
555 Beachcomber Blvd #250	1.43mi	1/1.0	444 (-19%)	1mo	$195,000	$439	39
1989 Mesquite Ave #2	1.45mi	1/1.0	445 (-19%)	2mo	$117,000	$263	38
555 Beachcomber Blvd #230	1.43mi	1/1.0	458 (-17%)	4mo	$155,000	$338	36
256 Lake Havasu Ave S Unit B57	0.83mi	1/1.0	664 (+21%)	5mo	$155,000	$233	36
1650 Smoketree Ave S #218	0.84mi	1/1.0	672 (+22%)	5mo	$175,000	$260	36
555 Beachcomber Blvd #256	1.40mi	2/1.0 (+1)	620 (+13%)	4mo	$242,000	$390	35
1806 Swanson Ave #103	1.05mi	1/1.5	651 (+18%)	4mo	$160,000	$246	34

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 · 3.43% rent growth · sell at horizon

5-year hold

• IRR: -62.5%
• Equity multiple: -0.75×
• Total profit: $-68,063
• Equity at exit: $20,725

10-year hold

• IRR: —
• Equity multiple: -1.95×
• Total profit: $-114,876
• Equity at exit: $12,018

Cash invested: $38,920 (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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 86403

• Home prices YoY: -33.5%
• Rents YoY: 3.4%
• Active inventory: 470
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,302 high
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$800
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-732

Break-even live

Break-even rent $2,229

Max offer price $33,090

Occupancy floor —

Sensitivity live

Price	-10% $-636	-5% $-684	+0% $-732	+5% $-780	+10% $-828
Rent	-10% $-835	-5% $-783	+0% $-732	+5% $-680	+10% $-629
Rate	-1.0pp $-662	-0.5pp $-697	base $-732	+0.5pp $-768	+1.0pp $-805

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: $34,750
• Closing costs: $4,170
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1650 S Smoketree Ave Unit 275a Lake Havasu City, AZ	1.0	1.0	672	$1,700	$2.53	93d	1	0.79mi
256 Lake Havasu Ave S Lake Havasu City, AZ	1.0–2.0	1.0–2.0	699	$1,100	$1.57	93d	2	0.83mi
256 Lake Havasu Ave S Unit C53 Lake Havasu City, AZ	1.0	1.0	670	$1,100	$1.64	70d	1	0.84mi
276 Lake Havasu Ave Unit B24 Lake Havasu City, AZ	1.0	1.0	672	$1,800	$2.68	93d	1	0.87mi
1650 Smoketree Ave S #125 Lake Havasu City, AZ	1.0	1.0	667	$1,400	$2.10	93d	1	0.87mi
276 Lake Havasu Ave Unit C-24 Lake Havasu City, AZ	1.0	1.0	670	$1,195	$1.78	93d	1	0.91mi
276 Lake Havasu Ave Unit C-14 Lake Havasu City, AZ	1.0	1.0	670	$1,100	$1.64	70d	1	0.91mi
1767 Magnolia Dr Unit 103 Lake Havasu City, AZ	1.0	1.0	635	$1,175	$1.85	70d	1	1.04mi
1806 Swanson Ave Lake Havasu City, AZ	1.0	1.5–2.0	692	$1,375	$1.99	62d	1	1.06mi
2010 Swanson Ave Unit 22 Lake Havasu City, AZ	1.0	1.0	650	$900	$1.38	93d	1	1.34mi
1957 Mesquite Ave Lake Havasu City, AZ	1.0–2.0	1.0–2.0	805	$1,200	$1.49	70d	4	1.37mi
1993 Mesquite Ave #3 Lake Havasu City, AZ	2.0	1.0	727	$1,250	$1.72	62d	1	1.44mi
2042 Swanson Ave Lake Havasu City, AZ	1.0	2.0	722	$1,990	$2.76	93d	1	1.44mi
500 N Lake Havasu Ave Unit A12 Lake Havasu City, AZ	1.0	1.0	698	$1,300	$1.86	93d	1	1.47mi
1720 Bahama Ave Lake Havasu City, AZ	1.0	1.0	672	$1,200	$1.79	93d	2	1.49mi

Property features AI

Finance

• Financial info: Land is leased
• HOA & community: Homeowners association with quarterly fee of $2,400 ($800/month equivalent)

Exterior

• Parking: No designated parking
• Security: Security guard
• Utilities: Public waterPublic sewer200+ amp electric service
• Home design: Residential condominiumLocated on waterfrontCondominium property type
• Construction: Block constructionOther roofBuilt by Adolfson & Peterson
• Exterior features: DockBalconyCul-de-sac lotWaterfront locationHas view

Interior

• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central airCeiling fan(s)
• Interior features: Ceiling fansFurnished

HOA detail $800/mo · $9,600/yr condo

• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $139,000 Active 121 DOM
2. 2026-08-07
   days on market $139,000 Active 120 DOM
3. 2026-08-06
   days on market $139,000 Active 119 DOM
4. 2026-08-05
   days on market $139,000 Active 118 DOM
5. 2026-08-04
   days on market $139,000 Active 117 DOM
6. 2026-08-03
   days on market $139,000 Active 116 DOM
7. 2026-07-31
   days on market $139,000 Active 113 DOM
8. 2026-07-30
   days on market $139,000 Active 112 DOM
9. 2026-07-29
   days on market $139,000 Active 111 DOM
10. 2026-07-27
    days on market $139,000 Active 109 DOM
11. 2026-07-25
    days on market $139,000 Active 107 DOM
12. 2026-07-24
    days on market $139,000 Active 106 DOM
13. 2026-07-23
    days on market $139,000 Active 105 DOM
14. 2026-07-22
    days on market $139,000 Active 104 DOM
15. 2026-07-21
    days on market $139,000 Active 103 DOM
16. 2026-07-18
    days on market $139,000 Active 100 DOM
17. 2026-07-16
    days on market $139,000 Active 98 DOM
18. 2026-07-16
    days on market $139,000 Active 97 DOM
19. 2026-07-14
    days on market $139,000 Active 96 DOM
20. 2026-07-13
    days on market $139,000 Active 95 DOM
21. 2026-07-12
    days on market $139,000 Active 94 DOM
22. 2026-07-11
    days on market $139,000 Active 93 DOM
23. 2026-07-10
    days on market $139,000 Active 92 DOM
24. 2026-07-09
    days on market $139,000 Active 91 DOM
25. 2026-07-08
    days on market $139,000 Active 90 DOM
26. 2026-07-07
    days on market $139,000 Active 89 DOM
27. 2026-07-06
    days on market $139,000 Active 88 DOM
28. 2026-07-05
    days on market $139,000 Active 87 DOM
29. 2026-07-04
    days on market $139,000 Active 86 DOM
30. 2026-07-03
    days on market $139,000 Active 85 DOM
31. 2026-07-02
    days on market $139,000 Active 84 DOM
32. 2026-07-01
    days on market $139,000 Active 83 DOM
33. 2026-06-30
    days on market $139,000 Active 82 DOM
34. 2026-06-29
    days on market $139,000 Active 81 DOM
35. 2026-06-28
    days on market $139,000 Active 80 DOM
36. 2026-06-28
    days on market $139,000 Active 79 DOM
37. 2026-06-27
    days on market $139,000 Active 78 DOM
38. 2026-06-25
    days on market $139,000 Active 76 DOM
39. 2026-06-23
    days on market $139,000 Active 74 DOM
40. 2026-06-21
    days on market $139,000 Active 73 DOM
41. 2026-06-18
    days on market $139,000 Active 70 DOM
42. 2026-06-17
    days on market $139,000 Active 69 DOM
43. 2026-06-16
    days on market $139,000 Active 68 DOM
44. 2026-06-15
    days on market $139,000 Active 67 DOM
45. 2026-06-14
    days on market $139,000 Active 65 DOM
46. 2026-06-13
    days on market $139,000 Active 64 DOM
47. 2026-06-10
    days on market $139,000 Active 62 DOM
48. 2026-06-09
    days on market $139,000 Active 61 DOM
49. 2026-06-08
    days on market $139,000 Active 60 DOM
50. 2026-06-07
    days on market $139,000 Active 59 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°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: $15,625
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − HOA: −$9,600
• − Depreciation: −$4,044
• Taxable loss: −$11,084
• Est. tax savings @ 24.0%: +$2,660
• After-tax cash flow: $-6,123/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.

Condition & rehab AI · 5 photos

Good 75/100 Cosmetic rehab Est. rehab $2,750–$8,250 screening

This waterfront penthouse unit at the Nautical Inn Beach Suites is in good condition with minimal repairs needed. It offers a great rental history and potential for investment. Upgrades in paint, flooring, and appliances would further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Updating the flooring — New flooring can improve both the look and feel of the space ↑
• Both Upgrading the kitchen appliances — Modern appliances can attract more renters and buyers ↑
• Both Renovating the bathroom — A fresh bathroom can significantly boost the home's value ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more visitors ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Smoketree Elementary School F AZ #418/1,109 Nat'l #20,973/41,679 Middle Thunderbolt Middle School F AZ #81/218 Nat'l #8,750/14,009 High Lake Havasu High School F AZ #111/381 Nat'l #10,806/17,239

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

C Composite livability gradescore 63/100

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 · 209,184 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: 9% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Land is leased
• HOA & community: Homeowners association with quarterly fee of $2,400 ($800/month equivalent)

Exterior

• Parking: No designated parking
• Security: Security guard
• Utilities: Public waterPublic sewer200+ amp electric service
• Home design: Residential condominiumLocated on waterfrontCondominium property type
• Construction: Block constructionOther roofBuilt by Adolfson & Peterson
• Exterior features: DockBalconyCul-de-sac lotWaterfront locationHas view

Interior

• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central airCeiling fan(s)
• Interior features: Ceiling fansFurnished

Price history

-13.1% since first listed

6 events — show timeline

• 2026-04-09 Listed $139,000 LHAR
• 2025-04-29 Price Changed $165,000 LHAR
• 2025-02-18 Price Changed $153,000 LHAR
• 2024-11-11 Listed $160,000 LHAR
• 2022-04-13 Sold (MLS) $165,000 LHAR
• 2022-04-01 Listed $160,000 LHAR