Lake Havasu City-Kingman, AZ
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
moderate
Price to income
4.54×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Arizona
- 4.54×=
- vs U.S.
- 3.43×
Benchmark
ACS median home value ÷ median HHI
moderate
Rent to income
29.4%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Arizona
- 27.4%
- vs U.S.
- 23.3%
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
deal-by-deal
Cap rate proxy
4.20%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Arizona
- 3.81%+0.39
- vs U.S.
- 4.35%
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
steady
Net migration
+1.20%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Arizona
- 0.31%+0.89
- vs U.S.
- 0.03%+1.17
Benchmark
IRS net migration ÷ population
strong
Permit pipeline
8.04
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs Arizona
- 5.73+2.31
- vs U.S.
- 3.52+4.52
Benchmark
Census BPS permits TTM ÷ population × 1,000
softening
Unemployment
4.9%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Arizona
- 4.9%=
- vs U.S.
- 3.9%
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+46.1%
homeValues.yearOverYear
+0.0%
Median home value
$253,200
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $1,060 | $12,720 | 22.8% |
| 2 BR | $1,365 | $16,380 | 29.4% |
| 3 BR | $1,897 | $22,764 | 40.8% |
Labor market direction
Unemployment
4.9%
Median household income
$55,799
What's being built
Total TTM
1,722
Single-family
1,608
2–4 unit
50
5+ unit
64
All 1 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Mohave County | 214,229 | $253,200 | $55,799 | 1,722 |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Lake Havasu City | 214,229 | $55,799 | 4.54× | 4.20% | +46.1% | 8.04 | 4.9% |
| Las Cruces, NM | 219,870 | $55,663 | — | — | +49.2% | — | 4.9% |
| Johnson City, TN | 207,442 | $56,096 | — | — | +75.6% | — | 3.3% |
| Florence, SC | 200,040 | $53,874 | — | — | +49.5% | — | 5.3% |
| Lafayette-West Lafayette, IN | 224,515 | $59,895 | — | — | +61.0% | — | 2.3% |
| Yuma, AZ | 204,374 | $60,417 | — | — | +56.0% | — | 12.4% |
Where people are moving in from
Net migration
+2,571
+1.20% of population
| Origin county | Tax returns |
|---|---|
| Clark County, NV | 800 |
| San Bernardino County, CA | 698 |
| Los Angeles County, CA | 599 |
| Riverside County, CA | 587 |
| Maricopa County, AZ | 474 |
| Orange County, CA | 407 |
Who lives in Lake Havasu City
- Median age
- 53
- Bachelor's+
- 14.9%
- Owner-occupancy
- 73.6%
- Vacancy rate
- 19.0%
- Rent burdened (30%+)
- 43.9%
- Median household income
- $55,799
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.