Housing market/Arizona/ZIP 86404
ZIP 86404 Lake Havasu City, Arizona
Lake Havasu City-Kingman, AZ MSA · Arizona. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
ZIP brief
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HUD schedule, ACS stock, and the 90–110% band for ZIP 86404 · AZ — sent to you.
ZIP 86404 · AZ
ACS rent vs 2BR SAFMR
ZIP 86404 — Lake Havasu City, AZ HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 86404
- 1-unit detached8,87377.7%
- 1-unit attached2742.4%
- 2–4 units3413.0%
- 5–49 units690.6%
- 50+ units490.4%
- Mobile1,81715.9%
2–4 unit share 3.0% · 5–49 unit share 0.6% · combined 2–49 3.6%.
Units by bedrooms
Rent burden
- ACS median gross rent $1,352 (all bedrooms, occupied rentals).
- Median contract rent $1,106.
- Renters paying ≥30% of income 41.8%; ≥50% 26.6%.
- FY2027 2BR SAFMR $1,640 (1.213× ACS median gross rent).
Population
18,866 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: +14.2%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: 1 projects, 100 units.
- HUD project-based assisted MF: 1 properties, 50 assisted units.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 64 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.
Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.
What the data shows
ZIP 86404 17.6% of occupied households are renters; vacancy is 22.7%; ACS median gross rent is $1,352; population increased +14.2% between the 2018 and 2023 ACS vintages; the housing stock includes 341 units in 2–4-unit structures and 69 units in 5–49-unit structures; 1 LIHTC projects totaling 100 units; FY2027 2BR SAFMR is $1,640 versus ACS median gross rent of $1,352. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.
Arizona research
ZIP 86404 is a Census / HUD profile for Lake Havasu City-Kingman, AZ. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 86404 — Lake Havasu City, AZ HUD Section 8 Payment Standards / SAFMR·Arizona ZIP directory
Nearby ZIPs in this FMR area
Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is Arizona research. Brokerage is Georgia.
FAQ
What is the housing market like in ZIP 86404?
ZIP 86404 (Lake Havasu City-Kingman, AZ MSA) has 18,866 residents, 8,891 households, a renter share of 17.6%, median household income of $67,528, and ACS 2023 median gross rent of $1,352. Vacancy is 22.7%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 86404?
ACS counts 287 units in 2-unit buildings, 54 in 3–4 unit buildings, 69 in 5–9, 0 in 10–19, and 0 in 20–49. Combined 2–49 unit stock is 410 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 86404?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,640. See the full schedule and 90–110% payment-standard band on the ZIP 86404 — Lake Havasu City, AZ HUD Section 8 Payment Standards / SAFMR.
Does this Arizona ZIP profile include Georgia listings?
No. ZIP 86404 is Census / HUD research for Lake Havasu City-Kingman, AZ MSA. Jeff Crowe CRE does not list Arizona property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.