1840 Montana Vista Dr Unit D · Lake Havasu City, AZ 86403

$192,900

2 bd · 1.0 ba · 928 sqft · Condo public records · 167 Days on market

Built 1978 $266/mo HOA · 17% of rent

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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).

• Cash flow +8.3/30.0
• ARV discount +7.5/15.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

REMODELED 2 bedroom condo IN THE HEART OF DOWNTOWN!!! Located in the beautifully maintained Montana Vista complex which features pickle ball, tennis court, huge heated pool, horseshoe and bocce ball courts, and nice walking trails around the manicured grounds! This unit has been updated with new AC/heat pump/ thermostat, new tile, cabinets and paint. It also includes the following items completed in 2022: new windows, new slider, new flooring in the bedrooms plus a new refrigerator. So close to the lake, Rotary Park, restaurants and shopping. There is a covered carport, storage unit with washer and dryer hookups, and additional parking for guests. All furnishings stay!!!

Key facts

• Pickle ball
• Tennis court
• Remodeled condo

Tags

• REMODELED CONDO
• MONTANA VISTA CONDO COMPLEX
• HEATED POOL
• PICKLE BALL
• TENNIS COURT
• HORSESHOE COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $193k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (19.3% below list).
• Recommended offer: $156k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 32% 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 $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 167 days — a 12% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $47k (20%) 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 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,614 (19.3% 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 167 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — 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: 0.81% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.92%
• DSCR: 0.83
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -22.3%
• Equity multiple: 0.23×
• Total profit: $-41,752
• Equity at exit: $28,762

10-year hold

• IRR: -15.3%
• Equity multiple: 0.12×
• Total profit: $-47,753
• Equity at exit: $16,678

Cash invested: $54,012 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$1,012
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$80
• HOA: −$266
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-176

Break-even live

Break-even rent $1,780

Max offer price $161,728

Occupancy floor —

Sensitivity live

Price	-10% $-67	-5% $-122	+0% $-176	+5% $-231	+10% $-286
Rent	-10% $-299	-5% $-238	+0% $-176	+5% $-115	+10% $-54
Rate	-1.0pp $-79	-0.5pp $-127	base $-176	+0.5pp $-226	+1.0pp $-277

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: $48,225
• Closing costs: $5,787
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1838 Montana Vis Unit C Lake Havasu City, AZ	2.0	1.5	1000	$1,700	$1.70	45d	1	0.04mi
1838 Montana Vis Lake Havasu City, AZ	2.0	2.0	1000	$1,700	$1.70	45d	1	0.04mi
1861 Montana Vis Unit A Lake Havasu City, AZ	2.0	2.0	1094	$2,000	$1.83	45d	1	0.08mi
1950 Montana Vis Unit D Lake Havasu City, AZ	2.0	2.5	950	$1,600	$1.68	45d	1	0.08mi
261 Cottonwood Dr Unit A Lake Havasu City, AZ	3.0	1.5	995	$1,795	$1.80	15d	1	0.11mi
363 Lake Havasu Ave Unit A Lake Havasu City, AZ	2.0	2.0	1017	$1,650	$1.62	23d	1	0.22mi
363 Lake Havasu Ave Unit A Lake Havasu City, AZ	2.0	2.0	1017	$1,650	$1.62	45d	1	0.22mi
1719 Los Lagos Dr Unit B Lake Havasu City, AZ	2.0	1.5	998	$1,100	$1.10	45d	1	0.28mi
276 Lake Havasu Ave Unit C-24 Lake Havasu City, AZ	1.0	1.0	670	$1,195	$1.78	45d	1	0.31mi
276 Lake Havasu Ave Unit C-12 Lake Havasu City, AZ	2.0	2.0	840	$1,300	$1.55	23d	1	0.31mi
276 Lake Havasu Ave Unit C-14 Lake Havasu City, AZ	1.0	1.0	670	$1,100	$1.64	23d	1	0.31mi
276 Lake Havasu Ave Unit B24 Lake Havasu City, AZ	1.0	1.0	672	$1,800	$2.68	45d	1	0.35mi
1650 Smoketree Ave S #125 Lake Havasu City, AZ	1.0	1.0	667	$1,400	$2.10	45d	1	0.36mi
1940 Magnolia Dr Unit 1 Lake Havasu City, AZ	2.0	2.0	1000	$1,050	$1.05	45d	1	0.38mi
256 Lake Havasu Ave S Unit C53 Lake Havasu City, AZ	1.0	1.0	670	$1,100	$1.64	23d	1	0.40mi
256 Lake Havasu Ave S Lake Havasu City, AZ	1.0–2.0	1.0–2.0	699	$1,775	$2.54	45d	2	0.42mi
1650 S Smoketree Ave Unit 275a Lake Havasu City, AZ	1.0	1.0	672	$1,700	$2.53	45d	1	0.43mi
2042 Swanson Ave Lake Havasu City, AZ	1.0	2.0	722	$1,990	$2.76	45d	1	0.44mi
2010 Swanson Ave Unit 22 Lake Havasu City, AZ	1.0	1.0	650	$900	$1.38	45d	1	0.44mi
2076 Swanson Ave Unit A102 Lake Havasu City, AZ	1.0	1.0	851	$1,400	$1.65	15d	1	0.48mi
2076 Swanson Ave Lake Havasu City, AZ	1.0	1.0	551	$1,250	$2.27	45d	1	0.48mi
2076 Swanson Ave Unit 102 Lake Havasu City, AZ	1.0	1.0	551	$1,800	$3.27	23d	1	0.48mi
2076 Swanson Ave Lake Havasu City, AZ	1.0	1.0	564	$1,250	$2.22	23d	1	0.48mi
100 Mulberry Ave Lake Havasu City, AZ	1.0	1.0–2.0	811	$1,125	$1.39	45d	2	0.51mi
100 Mulberry Ave #206 Lake Havasu City, AZ	1.0	1.0	800	$1,150	$1.44	23d	1	0.51mi
1767 Magnolia Dr Unit 103 Lake Havasu City, AZ	1.0	1.0	635	$1,175	$1.85	23d	1	0.54mi
1806 Swanson Ave Lake Havasu City, AZ	1.0	1.5–2.0	692	$1,375	$1.99	15d	1	0.57mi
1740 Swanson Ave Unit 12-3 Lake Havasu City, AZ	2.0	2.0	1100	$1,300	$1.18	45d	1	0.59mi
571 Burkemo Ln #13 Lake Havasu City, AZ	3.0	1.0	1024	$2,800	$2.73	23d	1	0.65mi
2094 Mesquite Ave #203 Lake Havasu City, AZ	1.0	1.5	777	$1,500	$1.93	15d	1	0.66mi
777 Harrah Way Lake Havasu City, AZ	1.0–2.0	2.0	1026	$2,000	$1.95	15d	3	0.66mi
2085 Mesquite Ave Lake Havasu City, AZ	1.0–2.0	1.0–2.0	827	$1,350	$1.63	15d	2	0.71mi
1993 Mesquite Ave #3 Lake Havasu City, AZ	2.0	1.0	727	$1,250	$1.72	15d	1	0.73mi
2095 Mesquite Ave Unit 29 Lake Havasu City, AZ	1.0	1.0	768	$1,200	$1.56	45d	1	0.75mi
1957 Mesquite Ave Lake Havasu City, AZ	1.0–2.0	1.0–2.0	805	$1,800	$2.24	23d	4	0.76mi
1989 Mesquite Ave #68 Lake Havasu City, AZ	2.0	2.0	920	$2,000	$2.17	45d	1	0.78mi
2060 Smoketree Ave N Apt 07 Lake Havasu City, AZ	2.0	1.0	650	$1,000	$1.54	45d	1	0.81mi
1960 Pima Dr N Lake Havasu City, AZ	2.0	1.0	900	$1,500	$1.67	15d	1	0.96mi
2291 McCulloch Blvd N #12 Lake Havasu City, AZ	1.0	1.0	697	$1,200	$1.72	45d	1	0.99mi
2301 McCulloch Blvd N Unit J Lake Havasu City, AZ	1.0	1.0	623	$1,100	$1.77	45d	1	1.01mi

HOA detail condo

• Monthly dues: $266 · $3,192/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-05-09
   status Pending 681-char remark

   Show marketing remark (681 chars)

   REMODELED 2 bedroom condo IN THE HEART OF DOWNTOWN!!! Located in the beautifully maintained Montana Vista complex which features pickle ball, tennis court, huge heated pool, horseshoe and bocce ball courts, and nice walking trails around the manicured grounds! This unit has been updated with new AC/heat pump/ thermostat, new tile, cabinets and paint. It also includes the following items completed in 2022: new windows, new slider, new flooring in the bedrooms plus a new refrigerator. So close to the lake, Rotary Park, restaurants and shopping. There is a covered carport, storage unit with washer and dryer hookups, and additional parking for guests. All furnishings stay!!!

2. 2026-04-24
   status Active 681-char remark

   Show marketing remark (681 chars)

   REMODELED 2 bedroom condo IN THE HEART OF DOWNTOWN!!! Located in the beautifully maintained Montana Vista complex which features pickle ball, tennis court, huge heated pool, horseshoe and bocce ball courts, and nice walking trails around the manicured grounds! This unit has been updated with new AC/heat pump/ thermostat, new tile, cabinets and paint. It also includes the following items completed in 2022: new windows, new slider, new flooring in the bedrooms plus a new refrigerator. So close to the lake, Rotary Park, restaurants and shopping. There is a covered carport, storage unit with washer and dryer hookups, and additional parking for guests. All furnishings stay!!!

3. 2026-04-24
   price $192,900 681-char remark

   Show marketing remark (681 chars)

   REMODELED 2 bedroom condo IN THE HEART OF DOWNTOWN!!! Located in the beautifully maintained Montana Vista complex which features pickle ball, tennis court, huge heated pool, horseshoe and bocce ball courts, and nice walking trails around the manicured grounds! This unit has been updated with new AC/heat pump/ thermostat, new tile, cabinets and paint. It also includes the following items completed in 2022: new windows, new slider, new flooring in the bedrooms plus a new refrigerator. So close to the lake, Rotary Park, restaurants and shopping. There is a covered carport, storage unit with washer and dryer hookups, and additional parking for guests. All furnishings stay!!!

4. 2026-03-29
   status Pending 681-char remark

   Show marketing remark (681 chars)

   REMODELED 2 bedroom condo IN THE HEART OF DOWNTOWN!!! Located in the beautifully maintained Montana Vista complex which features pickle ball, tennis court, huge heated pool, horseshoe and bocce ball courts, and nice walking trails around the manicured grounds! This unit has been updated with new AC/heat pump/ thermostat, new tile, cabinets and paint. It also includes the following items completed in 2022: new windows, new slider, new flooring in the bedrooms plus a new refrigerator. So close to the lake, Rotary Park, restaurants and shopping. There is a covered carport, storage unit with washer and dryer hookups, and additional parking for guests. All furnishings stay!!!

5. 2026-03-17
   price $197,900 681-char remark

   Show marketing remark (681 chars)

   REMODELED 2 bedroom condo IN THE HEART OF DOWNTOWN!!! Located in the beautifully maintained Montana Vista complex which features pickle ball, tennis court, huge heated pool, horseshoe and bocce ball courts, and nice walking trails around the manicured grounds! This unit has been updated with new AC/heat pump/ thermostat, new tile, cabinets and paint. It also includes the following items completed in 2022: new windows, new slider, new flooring in the bedrooms plus a new refrigerator. So close to the lake, Rotary Park, restaurants and shopping. There is a covered carport, storage unit with washer and dryer hookups, and additional parking for guests. All furnishings stay!!!

6. 2026-01-31
   price $204,900 681-char remark

   Show marketing remark (681 chars)

   REMODELED 2 bedroom condo IN THE HEART OF DOWNTOWN!!! Located in the beautifully maintained Montana Vista complex which features pickle ball, tennis court, huge heated pool, horseshoe and bocce ball courts, and nice walking trails around the manicured grounds! This unit has been updated with new AC/heat pump/ thermostat, new tile, cabinets and paint. It also includes the following items completed in 2022: new windows, new slider, new flooring in the bedrooms plus a new refrigerator. So close to the lake, Rotary Park, restaurants and shopping. There is a covered carport, storage unit with washer and dryer hookups, and additional parking for guests. All furnishings stay!!!

7. 2026-01-08
   price $209,900 681-char remark

   Show marketing remark (681 chars)

   REMODELED 2 bedroom condo IN THE HEART OF DOWNTOWN!!! Located in the beautifully maintained Montana Vista complex which features pickle ball, tennis court, huge heated pool, horseshoe and bocce ball courts, and nice walking trails around the manicured grounds! This unit has been updated with new AC/heat pump/ thermostat, new tile, cabinets and paint. It also includes the following items completed in 2022: new windows, new slider, new flooring in the bedrooms plus a new refrigerator. So close to the lake, Rotary Park, restaurants and shopping. There is a covered carport, storage unit with washer and dryer hookups, and additional parking for guests. All furnishings stay!!!

8. 2025-12-26
   price $214,900 681-char remark

   Show marketing remark (681 chars)

   REMODELED 2 bedroom condo IN THE HEART OF DOWNTOWN!!! Located in the beautifully maintained Montana Vista complex which features pickle ball, tennis court, huge heated pool, horseshoe and bocce ball courts, and nice walking trails around the manicured grounds! This unit has been updated with new AC/heat pump/ thermostat, new tile, cabinets and paint. It also includes the following items completed in 2022: new windows, new slider, new flooring in the bedrooms plus a new refrigerator. So close to the lake, Rotary Park, restaurants and shopping. There is a covered carport, storage unit with washer and dryer hookups, and additional parking for guests. All furnishings stay!!!

9. 2025-12-01
   price $229,900 681-char remark

   Show marketing remark (681 chars)

   REMODELED 2 bedroom condo IN THE HEART OF DOWNTOWN!!! Located in the beautifully maintained Montana Vista complex which features pickle ball, tennis court, huge heated pool, horseshoe and bocce ball courts, and nice walking trails around the manicured grounds! This unit has been updated with new AC/heat pump/ thermostat, new tile, cabinets and paint. It also includes the following items completed in 2022: new windows, new slider, new flooring in the bedrooms plus a new refrigerator. So close to the lake, Rotary Park, restaurants and shopping. There is a covered carport, storage unit with washer and dryer hookups, and additional parking for guests. All furnishings stay!!!

10. 2025-10-28
    listed $239,900 Active 681-char remark

    Show marketing remark (681 chars)

    REMODELED 2 bedroom condo IN THE HEART OF DOWNTOWN!!! Located in the beautifully maintained Montana Vista complex which features pickle ball, tennis court, huge heated pool, horseshoe and bocce ball courts, and nice walking trails around the manicured grounds! This unit has been updated with new AC/heat pump/ thermostat, new tile, cabinets and paint. It also includes the following items completed in 2022: new windows, new slider, new flooring in the bedrooms plus a new refrigerator. So close to the lake, Rotary Park, restaurants and shopping. There is a covered carport, storage unit with washer and dryer hookups, and additional parking for guests. All furnishings stay!!!

11. 2023-10-31
    soldstatus $256,500 Closed 891-char remark

    Show marketing remark (891 chars)

    This beautifully remodeled 2 Bedroom Condo is located in the beautifully maintained Montana Visa Condo complex. This unit has been updated with new tile, cabinets and paint. It also has a wood burning fireplace and washer and dryer hookups. Also includes the following items completed in 2022. New AC/heat pump/ thermostat. Also, boasting new windows and a new slider, new flooring in the bedrooms plus a new refrigerator. This complex has it all. .. . Pickle Ball and tennis court. Extra large heated pool, horseshoe and Bocca Ball Courts, nice walking trails around the well maintained manicured grounds . This unit is on one level, yes it is upstairs, but the stairs are worth it for the quiet location. A perfect location. So close to the lake, Rotary Park, Restaurants and shopping. There is a covered carport and additional parking for guests. Furnishings available outside of escrow.

12. 2023-10-31
    soldstatus $256,500

    Show marketing remark (891 chars)

    This beautifully remodeled 2 Bedroom Condo is located in the beautifully maintained Montana Visa Condo complex. This unit has been updated with new tile, cabinets and paint. It also has a wood burning fireplace and washer and dryer hookups. Also includes the following items completed in 2022. New AC/heat pump/ thermostat. Also, boasting new windows and a new slider, new flooring in the bedrooms plus a new refrigerator. This complex has it all. .. . Pickle Ball and tennis court. Extra large heated pool, horseshoe and Bocca Ball Courts, nice walking trails around the well maintained manicured grounds . This unit is on one level, yes it is upstairs, but the stairs are worth it for the quiet location. A perfect location. So close to the lake, Rotary Park, Restaurants and shopping. There is a covered carport and additional parking for guests. Furnishings available outside of escrow.

13. 2023-10-07
    status Pending 891-char remark

    Show marketing remark (891 chars)

    This beautifully remodeled 2 Bedroom Condo is located in the beautifully maintained Montana Visa Condo complex. This unit has been updated with new tile, cabinets and paint. It also has a wood burning fireplace and washer and dryer hookups. Also includes the following items completed in 2022. New AC/heat pump/ thermostat. Also, boasting new windows and a new slider, new flooring in the bedrooms plus a new refrigerator. This complex has it all. .. . Pickle Ball and tennis court. Extra large heated pool, horseshoe and Bocca Ball Courts, nice walking trails around the well maintained manicured grounds . This unit is on one level, yes it is upstairs, but the stairs are worth it for the quiet location. A perfect location. So close to the lake, Rotary Park, Restaurants and shopping. There is a covered carport and additional parking for guests. Furnishings available outside of escrow.

14. 2023-10-05
    listed $255,000 Active 891-char remark

    Show marketing remark (891 chars)

    This beautifully remodeled 2 Bedroom Condo is located in the beautifully maintained Montana Visa Condo complex. This unit has been updated with new tile, cabinets and paint. It also has a wood burning fireplace and washer and dryer hookups. Also includes the following items completed in 2022. New AC/heat pump/ thermostat. Also, boasting new windows and a new slider, new flooring in the bedrooms plus a new refrigerator. This complex has it all. .. . Pickle Ball and tennis court. Extra large heated pool, horseshoe and Bocca Ball Courts, nice walking trails around the well maintained manicured grounds . This unit is on one level, yes it is upstairs, but the stairs are worth it for the quiet location. A perfect location. So close to the lake, Rotary Park, Restaurants and shopping. There is a covered carport and additional parking for guests. Furnishings available outside of escrow.

15. 2021-12-09
    soldstatus $225,000
16. 2021-12-09
    soldstatus $225,000
17. 2021-10-15
    listed $230,000
18. 2017-08-24
    soldstatus $88,000
19. 2017-08-24
    soldstatus $88,000
20. 2017-08-24
    soldstatus $88,000
21. 2017-06-12
    listed $89,500
22. 2017-06-12
    listed $89,500
23. 1990-01-17
    soldstatus $56,000

ⓘ 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: $574 · $48/mo
• Projected year-2 tax: $1,273 · $106/mo
• Expected delta: +$699/yr (+$58/mo · 121.8%)

ⓘ 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: $18,674
• − Mortgage interest: −$10,805
• − Property taxes: −$574
• − Insurance: −$964
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − HOA: −$3,192
• − Depreciation: −$5,612
• Taxable loss: −$5,462
• Est. tax savings @ 24.0%: +$1,311
• After-tax cash flow: $-807/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

+244.5% since first listed

23 events — show timeline

• 2026-05-09 Pending — LHAR
• 2026-04-24 Relisted — LHAR
• 2026-04-24 Price Changed $192,900 LHAR
• 2026-03-29 Pending — LHAR
• 2026-03-17 Price Changed $197,900 LHAR
• 2026-01-31 Price Changed $204,900 LHAR
• 2026-01-08 Price Changed $209,900 LHAR
• 2025-12-26 Price Changed $214,900 LHAR
• 2025-12-01 Price Changed $229,900 LHAR
• 2025-10-28 Listed $239,900 LHAR
• 2023-10-31 Sold (Public Records) $256,500 Public Records
• 2023-10-31 Sold (MLS) $256,500 LHAR
• 2023-10-07 Pending — LHAR
• 2023-10-05 Listed $255,000 LHAR
• 2021-12-09 Sold (Public Records) $225,000 Public Records
• 2021-12-09 Sold (MLS) $225,000 LHAR
• 2021-10-15 Listed $230,000 LHAR
• 2017-08-24 Sold (Public Records) $88,000 Public Records
• 2017-08-24 Sold (MLS) $88,000 WARDEX
• 2017-08-24 Sold (MLS) $88,000 LHAR
• 2017-06-12 Listed $89,500 WARDEX
• 2017-06-12 Listed $89,500 LHAR
• 1990-01-17 Sold (Public Records) $56,000 Public Records

Property tax history

-1.5%/yr

Latest (2025): $574 · +1.7% YoY. Source: county tax records.