2579 Citrus Ln · Lake Havasu City, AZ 86403

$549,900

5 bd · 2.5 ba · 2,326 sqft · SingleFamily public records · 160 Days on market

Built 1971 0.43 ac lot $236/sqft · 9% below area Est $604k · 9% 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).

• Cash flow +11.6/30.0
• ARV discount +11.6/15.0
• DSCR +3.4/10.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FULLY LOADED HOME! This beautifully updated 5-bedroom, 3-bathroom home offers over 2,300 sqft of living space and is situated on a spacious 0.43-acre lot in a prime central location. In the master bath, you'll find a TheraSauna and oversized soaking tub. Designed for both comfort and entertaining, this home features a fully converted basement/bonus room now serving as an epic game room—ideal for movie nights, hosting friends, or creating the ultimate hangout space. The backyard is complete with a sparkling pool, relaxing hot tub and plenty of room to entertain. The expansive yard also includes a 16x23 shop/shed, perfect for hobbies, storage, or a workshop setup. Recently updated throughout and being sold FULLY FURNISHED, this home is truly move-in ready and turnkey—whether you're looking for a primary residence, vacation home, or investment opportunity. With generous space, luxury amenities, and an unbeatable price point, this property is a rare find.

Key facts

• 16x23 shop
• Move-in ready
• Epic game room

Tags

• OVERSIZED SOAKING TUB
• FULLY CONVERTED BASEMENT
• EPIC GAME ROOM
• RELAXING HOT TUB
• 16X23 SHOP
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $550k.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $521k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $387k (29.7% below list).
• Recommended offer: $387k (29.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• At $3,866/mo this rent would consume 79% of the median local household income ($59k/yr) (locally 703% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 160 days — a 12% lower offer ($484k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $50k (8%) 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $386,562 (29.7% 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 160 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — 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: 0.70% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 11.9

CMA / ARV

• ARV (median comp): $604,359
• List price: $549,900
• Delta: -9.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Farallon Dr	0.39mi	4/3.0 (-1)	2,072 (-11%)	2mo	$430,000	$208	55
2750 N Cisco Dr	0.53mi	4/2.0 (-1)	2,300 (-1%)	16mo	$850,000	$370	53
650 Empress Dr	0.36mi	4/3.0 (-1)	2,188 (-6%)	21mo	$410,000	$187	49
2532 Ascot Ct	0.44mi	4/3.0 (-1)	2,010 (-14%)	3mo	$560,000	$279	47
383 Meteor Ln	0.45mi	4/2.5 (-1)	2,636 (+13%)	23mo	$485,000	$184	33
2493 Ocotillo Ln	0.68mi	4/3.0 (-1)	2,076 (-11%)	20mo	$480,000	$231	27
2390 Smoketree Ave N	0.75mi	4/2.0 (-1)	2,078 (-11%)	18mo	$575,000	$277	25
2830 Widgeon Ln	0.70mi	4/4.0 (-1)	1,980 (-15%)	12mo	$499,000	$252	21

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-98,312
• Equity at exit: $81,992

10-year hold

• IRR: -9.8%
• Equity multiple: 0.39×
• Total profit: $-93,497
• Equity at exit: $47,545

Cash invested: $153,972 (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: 11.9×

Monthly cashflow live

• Estimated rent: $3,866 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$107 /mo · $1,286/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$812
• Net cashflow: $-166

Break-even live

Break-even rent $4,076

Max offer price $520,540

Occupancy floor 99%

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: $137,475
• Closing costs: $16,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
820 Avalon Ave Lake Havasu City, AZ	6.0	4.0	1662	$6,000	$3.61	43d	1	0.80mi
131 Mescal Loop Lake Havasu City, AZ	4.0	3.0	2034	$3,500	$1.72	43d	1	0.82mi
16 Nolina Ln Lake Havasu City, AZ	5.0	3.0	2085	$4,000	$1.92	43d	1	0.98mi

Listing history 25 events

1. 2026-06-18
   days on market $549,900 Active 160 DOM
2. 2026-06-17
   days on market $549,900 Active 159 DOM
3. 2026-06-16
   days on market $549,900 Active 158 DOM
4. 2026-06-15
   days on market $549,900 Active 157 DOM
5. 2026-06-14
   days on market $549,900 Active 155 DOM
6. 2026-06-13
   days on market $549,900 Active 154 DOM
7. 2026-06-10
   days on market $549,900 Active 152 DOM
8. 2026-06-09
   days on market $549,900 Active 151 DOM
9. 2026-06-08
   days on market $549,900 Active 150 DOM
10. 2026-06-07
    days on market $549,900 Active 149 DOM
11. 2026-06-03
    days on market $549,900 Active 145 DOM
12. 2026-06-02
    pricedays on market $549,900 Active 144 DOM
13. 2026-06-01
    days on market $574,900 Active 143 DOM
14. 2026-05-31
    days on market $574,900 Active 142 DOM
15. 2026-05-30
    days on market $574,900 Active 141 DOM
16. 2026-04-13
    price $574,900 977-char remark

    Show marketing remark (977 chars)

    FULLY LOADED HOME! This beautifully updated 5-bedroom, 3-bathroom home offers over 2,300 sqft of living space and is situated on a spacious 0.43-acre lot in a prime central location. In the master bath, you'll find a TheraSauna and oversized soaking tub. Designed for both comfort and entertaining, this home features a fully converted basement/bonus room now serving as an epic game room—ideal for movie nights, hosting friends, or creating the ultimate hangout space. The backyard is complete with a sparkling pool, relaxing hot tub and plenty of room to entertain. The expansive yard also includes a 16x23 shop/shed, perfect for hobbies, storage, or a workshop setup. Recently updated throughout and being sold FULLY FURNISHED, this home is truly move-in ready and turnkey—whether you're looking for a primary residence, vacation home, or investment opportunity. With generous space, luxury amenities, and an unbeatable price point, this property is a rare find.

17. 2026-01-09
    listed $599,900 Active 977-char remark

    Show marketing remark (977 chars)

    FULLY LOADED HOME! This beautifully updated 5-bedroom, 3-bathroom home offers over 2,300 sqft of living space and is situated on a spacious 0.43-acre lot in a prime central location. In the master bath, you'll find a TheraSauna and oversized soaking tub. Designed for both comfort and entertaining, this home features a fully converted basement/bonus room now serving as an epic game room—ideal for movie nights, hosting friends, or creating the ultimate hangout space. The backyard is complete with a sparkling pool, relaxing hot tub and plenty of room to entertain. The expansive yard also includes a 16x23 shop/shed, perfect for hobbies, storage, or a workshop setup. Recently updated throughout and being sold FULLY FURNISHED, this home is truly move-in ready and turnkey—whether you're looking for a primary residence, vacation home, or investment opportunity. With generous space, luxury amenities, and an unbeatable price point, this property is a rare find.

18. 2021-07-28
    soldstatus $545,000 773-char remark

    Show marketing remark (773 chars)

    Parking for days on this huge almost half acre property in central Havasu! Spacious remodeled 2726 sq. foot home + 300sqft basement! 5 bedrooms and 2.5 bathroom home with double master bedrooms and waterfall garden tub. Bonus room of 300 sq foot basement/movie room/ man cave! Spacious open plan kitchen and dinning with sky lights and fire place. Large covered patio with lights and misters out to new vinyl liner pool with decking. Large back yard with 16x23ft with 12' celling out building/shop with plenty of extra space for all your toys with two car attached garage. New on demand water heater and whole home water filtration system. Newly painted inside and out, new windows, electrical and flooring. This great home is a must see, won't last long so call today!

19. 2021-07-28
    soldstatus $545,000

    Show marketing remark (773 chars)

    Parking for days on this huge almost half acre property in central Havasu! Spacious remodeled 2726 sq. foot home + 300sqft basement! 5 bedrooms and 2.5 bathroom home with double master bedrooms and waterfall garden tub. Bonus room of 300 sq foot basement/movie room/ man cave! Spacious open plan kitchen and dinning with sky lights and fire place. Large covered patio with lights and misters out to new vinyl liner pool with decking. Large back yard with 16x23ft with 12' celling out building/shop with plenty of extra space for all your toys with two car attached garage. New on demand water heater and whole home water filtration system. Newly painted inside and out, new windows, electrical and flooring. This great home is a must see, won't last long so call today!

20. 2021-04-26
    listed $549,900 773-char remark

    Show marketing remark (773 chars)

    Parking for days on this huge almost half acre property in central Havasu! Spacious remodeled 2726 sq. foot home + 300sqft basement! 5 bedrooms and 2.5 bathroom home with double master bedrooms and waterfall garden tub. Bonus room of 300 sq foot basement/movie room/ man cave! Spacious open plan kitchen and dinning with sky lights and fire place. Large covered patio with lights and misters out to new vinyl liner pool with decking. Large back yard with 16x23ft with 12' celling out building/shop with plenty of extra space for all your toys with two car attached garage. New on demand water heater and whole home water filtration system. Newly painted inside and out, new windows, electrical and flooring. This great home is a must see, won't last long so call today!

21. 2019-08-29
    soldstatus $250,000
22. 2019-08-29
    soldstatus $250,000
23. 2019-06-01
    listed $250,900
24. 2004-11-26
    soldstatus $142,000
25. 1994-01-19
    soldstatus $107,500

ⓘ 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: $1,286 · $107/mo
• Projected year-2 tax: $3,629 · $302/mo
• Expected delta: +$2,343/yr (+$195/mo · 182.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 16 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: $46,387
• − Mortgage interest: −$30,803
• − Property taxes: −$1,286
• − Insurance: −$2,750
• − Repairs & maintenance: −$3,711
• − Management: −$3,711
• − Depreciation: −$15,997
• Taxable loss: −$11,870
• Est. tax savings @ 24.0%: +$2,849
• After-tax cash flow: $854/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

+434.8% since first listed

10 events — show timeline

• 2026-04-13 Price Changed $574,900 LHAR
• 2026-01-09 Listed $599,900 LHAR
• 2021-07-28 Sold (Public Records) $545,000 Public Records
• 2021-07-28 Sold (MLS) $545,000 LHAR
• 2021-04-26 Listed $549,900 LHAR
• 2019-08-29 Sold (Public Records) $250,000 Public Records
• 2019-08-29 Sold (MLS) $250,000 LHAR
• 2019-06-01 Listed $250,900 LHAR
• 2004-11-26 Sold (Public Records) $142,000 Public Records
• 1994-01-19 Sold (Public Records) $107,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,286 · +1.7% YoY. Source: county tax records.