2085 Alan Ladd Dr · Kingman, AZ 86409

$279,000

4 bd · 2.0 ba · 1,559 sqft · SingleFamily public records · 86 Days on market

Built 2009 6,176 sqft lot $179/sqft · 16% below area Est $331k · 16% 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).

• ARV discount +14.6/15.0
• Cash flow +9.9/30.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful well maintained single family home that offers 1,559 square feet of thoughtfully designed living space, featuring four bedrooms and two bathrooms. The open concept floor plan creates a seamless flow between the main living areas, enhancing both functionality and comfort. Large windows allow abundant natural light to fill the home contributing to a bright and welcoming interior atmosphere. The kitchen is designed to balance style and practicality. It features classic shaker cabinetry, a tasteful backsplash, a convenient breakfast bar and a functional peninsula that provides ample counter space for meal preparation and casual dining. The layout supports both everyday living and effortless entertaining. The living room serves as a central gathering space, highlighted by a fireplace that adds warmth and character. An accent wall enhances the architectural appeal of the room, creating a refined yet inviting environment. Four generously sized bedrooms offer flexibility for family living, guests or home office use. The primary suite includes a private ensuite bathroom for added comfort and features a walk-in shower, combining convenience with modern practicality. The property includes landscaped front and back yards, contributing to its attractive curb appeal. A fully fenced backyard provides privacy and usable outdoor space, while the expansive patio is well suited for outdoor dining, entertaining or relaxation. A durable tile roof adds both aesthetic value and long term protection. Ideally positioned in a convenient neighborhood within walking distance of local supermarkets, banks, medical clinics and other everyday amenities. This property presents a well balanced combination of comfort, functionality and location in one of Kingman's established residential areas.

Key facts

• Functional peninsula
• 6,176 sq ft lot
• 2 garage spots

Tags

• OPEN CONCEPT FLOOR PLAN
• CLASSIC SHAKER CABINETRY
• CONVENIENT BREAKFAST BAR
• FUNCTIONAL PENINSULA
• CENTRAL GATHERING SPACE
• PRIVATE ENSUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (32.2% below list).
• Recommended offer: $189k (32.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.6% in Kingman — 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 79/100 on livability (#5 in AZ, #2,014 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, employment C-, schools D+.
• Kingman Unified School District (79598) (town): math 19% / reading 24% proficiency, ranked #179 of 249 in AZ (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 643 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 45% of the median local income ($51k/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 $2k of loan paydown is wiped out by about $8k 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 86 days — a 6% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,292 (32.2% 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 86 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 12.3

CMA / ARV

• ARV (median comp): $331,348
• List price: $279,000
• Delta: -15.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2085 Alan Ladd Dr	0.00mi	4/2.0	1,559 (0%)	0mo	$277,000	$178	100
2049 Alan Ladd Dr	0.06mi	3/2.0 (-1)	1,586 (+2%)	3mo	$293,500	$185	87
2156 Alan Ladd Dr	0.05mi	3/2.0 (-1)	1,472 (-6%)	2mo	$329,000	$224	82
2200 Alan Ladd Dr	0.15mi	3/2.0 (-1)	1,593 (+2%)	3mo	$344,000	$216	82
2189 Alan Ladd Dr	0.11mi	4/2.0	1,458 (-6%)	3mo	$295,500	$203	82
3974 Alan Ladd Dr	0.22mi	4/2.0	1,654 (+6%)	3mo	$334,500	$202	77
3953 Rex Allen Ct	0.17mi	3/2.0 (-1)	1,440 (-8%)	1mo	$318,000	$221	74
1999 Alan Ladd Dr	0.16mi	3/2.0 (-1)	1,785 (+14%)	3mo	$375,000	$210	61
2078 Roy Rogers Way	0.47mi	3/2.0 (-1)	1,420 (-9%)	2mo	$310,000	$218	56
3730 N Miller St	0.72mi	3/2.0 (-1)	1,596 (+2%)	2mo	$294,999	$185	56
3916 Lindsey Ave	0.63mi	3/2.0 (-1)	1,454 (-7%)	2mo	$269,000	$185	53
2092 Roy Rogers Way	0.46mi	3/2.0 (-1)	1,763 (+13%)	1mo	$380,000	$216	51

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 · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -23.3%
• Equity multiple: 0.22×
• Total profit: $-61,213
• Equity at exit: $41,600

10-year hold

• IRR: -25.7%
• Equity multiple: -0.12×
• Total profit: $-87,165
• Equity at exit: $24,123

Cash invested: $78,120 (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 86409

• Rents YoY: 0.3%
• Active inventory: 643
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,893 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$87 /mo · $1,050/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-171

Break-even live

Break-even rent $2,110

Max offer price $248,718

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-92	+0% $-171	+5% $-250	+10% $-329
Rent	-10% $-321	-5% $-246	+0% $-171	+5% $-97	+10% $-22
Rate	-1.0pp $-31	-0.5pp $-100	base $-171	+0.5pp $-244	+1.0pp $-317

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3953 Rex Allen Ct Kingman, AZ	3.0	2.0	1440	$1,750	$1.22	14d	1	0.16mi
2118 Gene Autry Dr Kingman, AZ	3.0	2.0	1494	$1,850	$1.24	44d	1	0.17mi
2244 Dollarhide Dr Kingman, AZ	3.0	2.0	1628	$1,948	$1.20	14d	1	0.23mi
3838 Meadowbrook Ln Kingman, AZ	3.0	2.0	1602	$1,800	$1.12	21d	1	0.58mi
3932 Lindsey Ave Kingman, AZ	3.0	2.0	1335	$1,500	$1.12	44d	1	0.61mi
3695 N Adams St Kingman, AZ	3.0	2.0	1331	$1,600	$1.20	44d	1	0.71mi
3644 N Lomita St Kingman, AZ	4.0	2.0	1717	$1,700	$0.99	44d	1	0.76mi
3595 N Skylark Rd Kingman, AZ	3.0	2.0	1138	$1,475	$1.30	44d	1	0.78mi
3736 N Roosevelt St Kingman, AZ	3.0	2.0	1093	$1,425	$1.30	44d	1	0.79mi
3571 N Moore St Kingman, AZ	3.0	2.0	1288	$2,450	$1.90	44d	1	0.83mi
3631 N Miller St Kingman, AZ	3.0	2.0	1593	$2,450	$1.54	21d	1	0.84mi
3423 N Fairfax St Kingman, AZ	3.0	2.0	1397	$1,700	$1.22	14d	1	1.44mi
3418 Mulberry Ln Kingman, AZ	3.0	2.0	1397	$1,695	$1.21	14d	1	1.46mi

Listing history 8 events

1. 2026-05-15
   status Pending 1816-char remark

   Show marketing remark (1816 chars)

   Welcome to this beautiful well maintained single family home that offers 1,559 square feet of thoughtfully designed living space, featuring four bedrooms and two bathrooms. The open concept floor plan creates a seamless flow between the main living areas, enhancing both functionality and comfort. Large windows allow abundant natural light to fill the home contributing to a bright and welcoming interior atmosphere. The kitchen is designed to balance style and practicality. It features classic shaker cabinetry, a tasteful backsplash, a convenient breakfast bar and a functional peninsula that provides ample counter space for meal preparation and casual dining. The layout supports both everyday living and effortless entertaining. The living room serves as a central gathering space, highlighted by a fireplace that adds warmth and character. An accent wall enhances the architectural appeal of the room, creating a refined yet inviting environment. Four generously sized bedrooms offer flexibility for family living, guests or home office use. The primary suite includes a private ensuite bathroom for added comfort and features a walk-in shower, combining convenience with modern practicality. The property includes landscaped front and back yards, contributing to its attractive curb appeal. A fully fenced backyard provides privacy and usable outdoor space, while the expansive patio is well suited for outdoor dining, entertaining or relaxation. A durable tile roof adds both aesthetic value and long term protection. Ideally positioned in a convenient neighborhood within walking distance of local supermarkets, banks, medical clinics and other everyday amenities. This property presents a well balanced combination of comfort, functionality and location in one of Kingman's established residential areas.

2. 2026-05-06
   price $279,000 1816-char remark

   Show marketing remark (1816 chars)

   Welcome to this beautiful well maintained single family home that offers 1,559 square feet of thoughtfully designed living space, featuring four bedrooms and two bathrooms. The open concept floor plan creates a seamless flow between the main living areas, enhancing both functionality and comfort. Large windows allow abundant natural light to fill the home contributing to a bright and welcoming interior atmosphere. The kitchen is designed to balance style and practicality. It features classic shaker cabinetry, a tasteful backsplash, a convenient breakfast bar and a functional peninsula that provides ample counter space for meal preparation and casual dining. The layout supports both everyday living and effortless entertaining. The living room serves as a central gathering space, highlighted by a fireplace that adds warmth and character. An accent wall enhances the architectural appeal of the room, creating a refined yet inviting environment. Four generously sized bedrooms offer flexibility for family living, guests or home office use. The primary suite includes a private ensuite bathroom for added comfort and features a walk-in shower, combining convenience with modern practicality. The property includes landscaped front and back yards, contributing to its attractive curb appeal. A fully fenced backyard provides privacy and usable outdoor space, while the expansive patio is well suited for outdoor dining, entertaining or relaxation. A durable tile roof adds both aesthetic value and long term protection. Ideally positioned in a convenient neighborhood within walking distance of local supermarkets, banks, medical clinics and other everyday amenities. This property presents a well balanced combination of comfort, functionality and location in one of Kingman's established residential areas.

3. 2026-03-31
   price $285,000 1816-char remark

   Show marketing remark (1816 chars)

   Welcome to this beautiful well maintained single family home that offers 1,559 square feet of thoughtfully designed living space, featuring four bedrooms and two bathrooms. The open concept floor plan creates a seamless flow between the main living areas, enhancing both functionality and comfort. Large windows allow abundant natural light to fill the home contributing to a bright and welcoming interior atmosphere. The kitchen is designed to balance style and practicality. It features classic shaker cabinetry, a tasteful backsplash, a convenient breakfast bar and a functional peninsula that provides ample counter space for meal preparation and casual dining. The layout supports both everyday living and effortless entertaining. The living room serves as a central gathering space, highlighted by a fireplace that adds warmth and character. An accent wall enhances the architectural appeal of the room, creating a refined yet inviting environment. Four generously sized bedrooms offer flexibility for family living, guests or home office use. The primary suite includes a private ensuite bathroom for added comfort and features a walk-in shower, combining convenience with modern practicality. The property includes landscaped front and back yards, contributing to its attractive curb appeal. A fully fenced backyard provides privacy and usable outdoor space, while the expansive patio is well suited for outdoor dining, entertaining or relaxation. A durable tile roof adds both aesthetic value and long term protection. Ideally positioned in a convenient neighborhood within walking distance of local supermarkets, banks, medical clinics and other everyday amenities. This property presents a well balanced combination of comfort, functionality and location in one of Kingman's established residential areas.

4. 2026-02-18
   listed $290,000 Active 1816-char remark

   Show marketing remark (1816 chars)

   Welcome to this beautiful well maintained single family home that offers 1,559 square feet of thoughtfully designed living space, featuring four bedrooms and two bathrooms. The open concept floor plan creates a seamless flow between the main living areas, enhancing both functionality and comfort. Large windows allow abundant natural light to fill the home contributing to a bright and welcoming interior atmosphere. The kitchen is designed to balance style and practicality. It features classic shaker cabinetry, a tasteful backsplash, a convenient breakfast bar and a functional peninsula that provides ample counter space for meal preparation and casual dining. The layout supports both everyday living and effortless entertaining. The living room serves as a central gathering space, highlighted by a fireplace that adds warmth and character. An accent wall enhances the architectural appeal of the room, creating a refined yet inviting environment. Four generously sized bedrooms offer flexibility for family living, guests or home office use. The primary suite includes a private ensuite bathroom for added comfort and features a walk-in shower, combining convenience with modern practicality. The property includes landscaped front and back yards, contributing to its attractive curb appeal. A fully fenced backyard provides privacy and usable outdoor space, while the expansive patio is well suited for outdoor dining, entertaining or relaxation. A durable tile roof adds both aesthetic value and long term protection. Ideally positioned in a convenient neighborhood within walking distance of local supermarkets, banks, medical clinics and other everyday amenities. This property presents a well balanced combination of comfort, functionality and location in one of Kingman's established residential areas.

5. 2021-03-01
   soldstatus $250,000 319-char remark

   Show marketing remark (319 chars)

   4 bedroom 2 bath home in the desired Walleck Ranch neighborhood! Pride of ownership is evident in this home! Some of the features of this stunning home include ~ * Fully landscaped front and backyard * Split floor-plan * Oversized patio * Large backyard * RV gate/parking * Fireplace * Gas and electric available

6. 2021-03-01
   soldstatus $250,000

   Show marketing remark (319 chars)

   4 bedroom 2 bath home in the desired Walleck Ranch neighborhood! Pride of ownership is evident in this home! Some of the features of this stunning home include ~ * Fully landscaped front and backyard * Split floor-plan * Oversized patio * Large backyard * RV gate/parking * Fireplace * Gas and electric available

7. 2021-01-22
   listed $249,900 319-char remark

   Show marketing remark (319 chars)

   4 bedroom 2 bath home in the desired Walleck Ranch neighborhood! Pride of ownership is evident in this home! Some of the features of this stunning home include ~ * Fully landscaped front and backyard * Split floor-plan * Oversized patio * Large backyard * RV gate/parking * Fireplace * Gas and electric available

8. 2019-02-20
   soldstatus $168,000

ⓘ 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: $1,050 · $87/mo
• Projected year-2 tax: $1,841 · $153/mo
• Expected delta: +$792/yr (+$66/mo · 75.4%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 8 d/yr ≥100°F today · 21 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: $22,715
• − Mortgage interest: −$15,628
• − Property taxes: −$1,050
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − Depreciation: −$8,116
• Taxable loss: −$7,109
• Est. tax savings @ 24.0%: +$1,706
• After-tax cash flow: $-351/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: Kingman Unified School District (79598)
• NCES district ID: 0400295
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $36,760
• Composite: 17.87/100
• National rank: #9002
• State rank: #179 of 249 in AZ

Livability — Kingman

• Score: 79/100
• State rank: #5
• US rank: #2014

Category grades

Amenities F Commute A+ Cost of living A+ Crime C- Employment C- Housing A+ Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingman, AZ
• County: Mohave County · 181,906 people
• City population: 60,489
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 30,365
• Household income: $50,852
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 688.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 10% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 3% Slovak 2% Portuguese 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -158.90%
• Current HPI: 280.1884
• Rent YoY: ▲ 0.33%
• 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

+66.1% since first listed

8 events — show timeline

• 2026-05-15 Pending — WARDEX
• 2026-05-06 Price Changed $279,000 WARDEX
• 2026-03-31 Price Changed $285,000 WARDEX
• 2026-02-18 Listed $290,000 WARDEX
• 2021-03-01 Sold (Public Records) $250,000 Public Records
• 2021-03-01 Sold (MLS) $250,000 WARDEX
• 2021-01-22 Listed $249,900 WARDEX
• 2019-02-20 Sold (Public Records) $168,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,050 · -0.2% YoY. Source: county tax records.