Real Estate Investing in Lake Havasu City, Arizona (86404)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 86404 (Lake Havasu City, AZ)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 22.3% of homes vacant — above national norms.
What’s happening in Lake Havasu City, AZ (86404)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 86404 Lake Havasu City
The 86404 ZIP in Lake Havasu City, AZ is a local-operator market. Outside capital chasing a $509K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 86404 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Put differently, 86404 offers a low basis, the region around Lake Havasu City has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Resident income in 86404 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The 86404 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Lake Havasu City:
Property Strategy for 86404
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $358,508 | $1,810 | 3.6% | +6.7% | $179,254 |
| 3BR | $521,521 | $2,520 | 3.5% | +7.1% | $173,840 |
| 4BR | $775,810 | $2,770 | 2.6% | +8.4% | $193,953 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 86404 Compare?
| Metric | 86404 | Lake Havasu City | Lake Havasu City-Kingman, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $508,808 | $463,061 | N/A | $419,643 |
| 5-Year CAGR | 1.9% | 1.8% | N/A | 6.5% |
| Avg Rent | $2,011 | $1,820 | N/A | - |
| Cap Rate | 3.1% | 3.1% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 86404 (Lake Havasu City, AZ). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 86404 (Lake Havasu City, AZ)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $508,808 |
| Monthly Rent | $2,011 |
| Price-to-Rent | 21.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.1% |
| 5-Year IRR | 5.0% |
📈 Home Appreciation
| 1-Year | +0.5% ▲ |
| 3-Year CAGR | +0.0% ▲ |
| 5-Year CAGR | +1.9% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 Rent Trends
| 1-Year | +4.7% ▲ |
| 3-Year CAGR | +4.1% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.1%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 86404
Population: 18,866
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 86404
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What do landlords charge for rent in Lake Havasu City, AZ?
Expect rents around $2,011/mo per month in Lake Havasu City, AZ. With home values at $509K, the yield math works out to reasonable levels for rental investors.
How tight is the rental market in Lake Havasu City, AZ?
Vacancy risk in Lake Havasu City, AZ is elevated. That supports measured cash flow for typical rental holds.
How does Lake Havasu City, AZ stack up for property investment?
Lake Havasu City, AZ records an investability rating of 2.0/5, with median home values near $509K and average rents around $2,011/mo. That combination puts it in the notable tier for investor interest.
Is Lake Havasu City, AZ suited for a house hack?
For house hackers, Lake Havasu City, AZ is a challenging. The $2,011/mo rent on a unit helps defray the mortgage on a $509K property.
What strategy should investors use in Lake Havasu City, AZ?
A careful cash-flow rentals with hands-on management strategy Lake Havasu City, AZ best. The market produces steady results for that approach at the $509K price point.
You know 86404 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 86404 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 86404 ranks in Lake Havasu City-Kingman, AZ
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 86404 (Lake Havasu City)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 86404 (Lake Havasu City, AZ).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.