2570 E Ames Ave · New Kingman-Butler, AZ 86409

$85,000

2 bd · 1.0 ba · 625 sqft · Land public records · 4 Days on market

Built 2009 6,000 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 2 Bedroom Mobile Home * Central Air * New Paint * New Grey Oak Laminate Flooring Thru-Out * New Gas Stove * New Stainless Steel Range Hood * Black French Door Refrigerator * Ceiling Fans in Both Rooms * Window Blinds & RV Parking * Fully Fenced * Gravel in Front Part of Home * Call for Your Private Tour Today! Thank you for Inquiring on 2570 E Ames Ave Kingman, AZ 86409 Home for Sale * Owner Carry Terms * Reasonable Down * Short Term *

Key facts

• Completely fenced
• Ample cabinet space
• Wood-look laminate

Tags

• AMPLE CABINET SPACE
• NEW FRESH INTERIOR PAINT
• WOOD-LOOK LAMINATE
• COMPLETELY FENCED
• SPACE FOR RV PARKING

Property features AI

Exterior

• Parking: RV access/parking
• Utilities: Public water; Septic sewer; Electricity available; Natural gas available
• Home design: Manufactured home (single wide); 14 ft by 52 ft; Residential property
• Construction: Frame construction; Shingle roof
• Exterior features: Back and front yard fencing (chain link); Paved road access; Has view; No pool

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Solid-surface counters
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fan(s); Electric cooling
• Interior features: Ceiling fans
• Laundry & utility: Inside laundry with electric dryer hookup; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $85k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 12.3% vs local median 4.3% in New Kingman-Butler — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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; 1 comparable units currently listed for rent nearby; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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.
• Current owner paid $55k; list at $85k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.40% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.59%
• DSCR: 1.96
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.33% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.44×
• Total profit: $10,357
• Equity at exit: $12,674

10-year hold

• IRR: 18.2%
• Equity multiple: 2.34×
• Total profit: $31,912
• Equity at exit: $7,349

Cash invested: $23,800 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,189 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$30 /mo · $364/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $428

Break-even live

Break-even rent $647

Max offer price $85,000

Occupancy floor 59%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2840 E Leroy Ave Kingman, AZ	1.0	1.0	728	$1,000	$1.37	44d	1	0.44mi

Listing history 4 events

1. 2026-05-19
   listed $85,000 Active
2. 2019-10-02
   soldstatus $55,000 485-char remark

   Show marketing remark (485 chars)

   Adorable 2 Bedroom Mobile Home * Central Air * New Paint * New Grey Oak Laminate Flooring Thru-Out * New Gas Stove * New Stainless Steel Range Hood * Black French Door Refrigerator * Ceiling Fans in Both Rooms * Window Blinds & RV Parking * Fully Fenced * Gravel in Front Part of Home * Call for Your Private Tour Today! Thank you for Inquiring on 2570 E Ames Ave Kingman, AZ 86409 Home for Sale * Owner Carry Terms * Reasonable Down * Short Term *

3. 2019-08-19
   listed $65,000 485-char remark

   Show marketing remark (485 chars)

   Adorable 2 Bedroom Mobile Home * Central Air * New Paint * New Grey Oak Laminate Flooring Thru-Out * New Gas Stove * New Stainless Steel Range Hood * Black French Door Refrigerator * Ceiling Fans in Both Rooms * Window Blinds & RV Parking * Fully Fenced * Gravel in Front Part of Home * Call for Your Private Tour Today! Thank you for Inquiring on 2570 E Ames Ave Kingman, AZ 86409 Home for Sale * Owner Carry Terms * Reasonable Down * Short Term *

4. 1997-02-05
   soldstatus $29,600

ⓘ 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: $364 · $30/mo
• Projected year-2 tax: $561 · $47/mo
• Expected delta: +$197/yr (+$16/mo · 54.3%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 19 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: $14,273
• − Mortgage interest: −$4,761
• − Property taxes: −$364
• − Insurance: −$425
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$2,473
• Taxable income: $3,967
• Est. tax owed @ 24.0%: −$952
• After-tax cash flow: $4,186/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 — New Kingman-Butler

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: New Kingman-Butler, AZ
• County: Mohave County · 181,906 people
• 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

+187.2% since first listed

4 events — show timeline

• 2026-05-19 Listed $85,000 WARDEX
• 2019-10-02 Sold (MLS) $55,000 WARDEX
• 2019-08-19 Listed $65,000 WARDEX
• 1997-02-05 Sold (Public Records) $29,600 Public Records

Property tax history

-2.0%/yr

Latest (2025): $364 · +1.8% YoY. Source: county tax records.