500 Lake Havasu Ave S Unit A8 · Lake Havasu City, AZ 86403

$212,000

2 bd · 2.0 ba · 12,068 sqft · Condo public records · 108 Days on market

Built 1982 $18/sqft · 90% below area Est $234k · 10% under $270/mo HOA · 19% of rent ↓ 8% 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 +11.8/15.0
• Cash flow +5.7/30.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this most sought after Condo area in the heart of Lake Havasu City! This centrally located condo, offers the perfect blend of comfort, convenience, and low-maintenance lifestyle along with the AMAZING & INCREDIBLE LAKE VIEWS--ideal as a full-time residence, winter retreat, or investment opportunity. Enjoy a bright and inviting interior designed for relaxed living, with an open layout that maximizes space and functionality. Whether you're unwinding after a day on the lake or entertaining friends for the weekend, this condo provides a comfortable and welcoming atmosphere. Located just minutes from shopping, dining, medical services, and the lake, you'll love the convenience of being close to everything Lake Havasu has to offer--including the Iconic London Bridge and waterfront activities. This Home Comes Furnished & Move In Ready. The Best Part Is You Have An Elevator TOO!! No Stairs to Climb with Groceries!!

Key facts

• Lake views
• Central location
• Open layout

Tags

• LAKE VIEWS
• CENTRAL LOCATION
• OPEN LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $212k.

Deal economics

• At list price, monthly cash flow is $-433 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (36.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (33.8% below list).
• Recommended offer: $136k (36.1% below list) — sets the bar for cash-flow.
• Cap rate 3.8% vs local median 3.0% in Lake Havasu City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Starline Elementary School (math 53% / reading 53%, grade C, #229 of 1,109 statewide, top 21%, 636 students, 34% 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).
• 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 $1k of loan paydown is wiped out by about $6k 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 108 days — a 9% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

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 $135,515 (36.1% 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 108 days. Have you received any prior offers? Is the seller open to a 36% 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: 0.66% ✗
• Cap rate: 3.84%
• Cash-on-cash: -8.75%
• DSCR: 0.61
• GRM: 12.6

CMA / ARV

• ARV (median comp): $234,411
• List price: $212,000
• Delta: -9.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -31.2%
• Equity multiple: -0.03×
• Total profit: $-61,250
• Equity at exit: $31,610

10-year hold

• IRR: -32.3%
• Equity multiple: -0.45×
• Total profit: $-86,040
• Equity at exit: $18,330

Cash invested: $59,360 (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: 12.6×

Monthly cashflow live

• Estimated rent: $1,404 medium
• Mortgage (P&I): −$1,112
• Tax from tax record: −$72 /mo · $864/yr
• Insurance: −$88
• HOA: −$270
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $-433

Break-even live

Break-even rent $1,952

Max offer price $135,515

Occupancy floor —

Sensitivity live

Price	-10% $-313	-5% $-373	+0% $-433	+5% $-493	+10% $-553
Rent	-10% $-544	-5% $-488	+0% $-433	+5% $-378	+10% $-322
Rate	-1.0pp $-326	-0.5pp $-379	base $-433	+0.5pp $-488	+1.0pp $-544

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: $53,000
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $270 · $3,240/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $212,000 Active 108 DOM
2. 2026-06-18
   days on market $212,000 Active 105 DOM
3. 2026-06-17
   days on market $212,000 Active 104 DOM
4. 2026-06-16
   days on market $212,000 Active 103 DOM
5. 2026-06-15
   days on market $212,000 Active 102 DOM
6. 2026-06-14
   days on market $212,000 Active 100 DOM
7. 2026-06-13
   days on market $212,000 Active 99 DOM
8. 2026-06-10
   days on market $212,000 Active 97 DOM
9. 2026-06-09
   days on market $212,000 Active 96 DOM
10. 2026-06-08
    days on market $212,000 Active 95 DOM
11. 2026-06-07
    days on market $212,000 Active 94 DOM
12. 2026-06-03
    days on market $212,000 Active 90 DOM
13. 2026-06-02
    days on market $212,000 Active 89 DOM
14. 2026-06-01
    days on market $212,000 Active 88 DOM
15. 2026-05-31
    days on market $212,000 Active 87 DOM
16. 2026-05-30
    days on market $212,000 Active 86 DOM
17. 2026-05-19
    price $212,000 944-char remark

    Show marketing remark (944 chars)

    Welcome to this most sought after Condo area in the heart of Lake Havasu City! This centrally located condo, offers the perfect blend of comfort, convenience, and low-maintenance lifestyle along with the AMAZING & INCREDIBLE LAKE VIEWS--ideal as a full-time residence, winter retreat, or investment opportunity. Enjoy a bright and inviting interior designed for relaxed living, with an open layout that maximizes space and functionality. Whether you're unwinding after a day on the lake or entertaining friends for the weekend, this condo provides a comfortable and welcoming atmosphere. Located just minutes from shopping, dining, medical services, and the lake, you'll love the convenience of being close to everything Lake Havasu has to offer--including the Iconic London Bridge and waterfront activities. This Home Comes Furnished & Move In Ready. The Best Part Is You Have An Elevator TOO!! No Stairs to Climb with Groceries!!

18. 2026-03-31
    price $224,900 944-char remark

    Show marketing remark (944 chars)

    Welcome to this most sought after Condo area in the heart of Lake Havasu City! This centrally located condo, offers the perfect blend of comfort, convenience, and low-maintenance lifestyle along with the AMAZING & INCREDIBLE LAKE VIEWS--ideal as a full-time residence, winter retreat, or investment opportunity. Enjoy a bright and inviting interior designed for relaxed living, with an open layout that maximizes space and functionality. Whether you're unwinding after a day on the lake or entertaining friends for the weekend, this condo provides a comfortable and welcoming atmosphere. Located just minutes from shopping, dining, medical services, and the lake, you'll love the convenience of being close to everything Lake Havasu has to offer--including the Iconic London Bridge and waterfront activities. This Home Comes Furnished & Move In Ready. The Best Part Is You Have An Elevator TOO!! No Stairs to Climb with Groceries!!

19. 2026-03-05
    listed $229,900 Active 944-char remark

    Show marketing remark (944 chars)

    Welcome to this most sought after Condo area in the heart of Lake Havasu City! This centrally located condo, offers the perfect blend of comfort, convenience, and low-maintenance lifestyle along with the AMAZING & INCREDIBLE LAKE VIEWS--ideal as a full-time residence, winter retreat, or investment opportunity. Enjoy a bright and inviting interior designed for relaxed living, with an open layout that maximizes space and functionality. Whether you're unwinding after a day on the lake or entertaining friends for the weekend, this condo provides a comfortable and welcoming atmosphere. Located just minutes from shopping, dining, medical services, and the lake, you'll love the convenience of being close to everything Lake Havasu has to offer--including the Iconic London Bridge and waterfront activities. This Home Comes Furnished & Move In Ready. The Best Part Is You Have An Elevator TOO!! No Stairs to Climb with Groceries!!

ⓘ 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: $864 · $72/mo
• Projected year-2 tax: $1,399 · $117/mo
• Expected delta: +$535/yr (+$45/mo · 62.0%)

ⓘ 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: $16,847
• − Mortgage interest: −$11,875
• − Property taxes: −$864
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − HOA: −$3,240
• − Depreciation: −$6,167
• Taxable loss: −$9,055
• Est. tax savings @ 24.0%: +$2,173
• After-tax cash flow: $-3,022/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

-7.8% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $212,000 LHAR
• 2026-03-31 Price Changed $224,900 LHAR
• 2026-03-05 Listed $229,900 LHAR

Property tax history

-0.0%/yr

Latest (2025): $864 · +1.7% YoY. Source: county tax records.