2485 E Carver Ave · New Kingman-Butler, AZ 86409

$120,000

3 bd · 2.0 ba · 540 sqft · Land public records · 41 Days on market

Built 1965 0.28 ac lot $222/sqft · 74% above area Est $112k · 7% over

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Why this score? — see what drove the C- 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 +24.4/30.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• ARV discount +4.2/15.0
• 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

Welcome to 2485 Carver. This updated 3-bedroom, 2-bath home has been fully refreshed, offering a move-in-ready option without the need for immediate repairs or upgrades. Inside, the home features all-new flooring, fresh interior/exterior paint, new windows, a new roof and a new water heater minimizing future maintenance and overall upkeep. The updated galley kitchen shows a clean, modern finish with large bay windows. Photos have been virtually staged to illustrate layout and furnishing potential. The split floor plan creates separation between living areas and bedrooms, improving day-to-day functionality. This oversized lot is fully fenced, cleared and clean offering a blank canvas for outdoor use, improvements or additional structures. An outbuilding provides space for storage or workspace and there's plenty of parking space for multiple vehicles, equipment and toys! Seller financing terms available, providing added flexibility for qualified buyers. Updated, low-maintenance and set up with space and flexibility this is a straightforward option for both primary living and investment.

Key facts

• Split floor plan
• New water heater
• Oversized lot

Tags

• UPDATED GALLEY KITCHEN
• NEW WINDOWS
• NEW ROOF
• NEW WATER HEATER
• SPLIT FLOOR PLAN
• OVERSIZED LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $120k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 C — 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; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 32% 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 $830 of loan paydown is wiped out by about $4k 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 41 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $12k; list at $120k implies a 913% 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.71%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $111,768
• List price: $120,000
• Delta: 7.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.1%
• Equity multiple: 0.78×
• Total profit: $-7,446
• Equity at exit: $17,892

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-226
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,358 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $244

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 77%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-16
   listed $120,000 Active 1101-char remark

   Show marketing remark (1101 chars)

   Welcome to 2485 Carver. This updated 3-bedroom, 2-bath home has been fully refreshed, offering a move-in-ready option without the need for immediate repairs or upgrades. Inside, the home features all-new flooring, fresh interior/exterior paint, new windows, a new roof and a new water heater minimizing future maintenance and overall upkeep. The updated galley kitchen shows a clean, modern finish with large bay windows. Photos have been virtually staged to illustrate layout and furnishing potential. The split floor plan creates separation between living areas and bedrooms, improving day-to-day functionality. This oversized lot is fully fenced, cleared and clean offering a blank canvas for outdoor use, improvements or additional structures. An outbuilding provides space for storage or workspace and there's plenty of parking space for multiple vehicles, equipment and toys! Seller financing terms available, providing added flexibility for qualified buyers. Updated, low-maintenance and set up with space and flexibility this is a straightforward option for both primary living and investment.

2. 2026-02-20
   price $130,000
3. 2026-01-07
   price $140,000
4. 2025-11-17
   listed $155,000 Active
5. 2024-07-12
   status Active
6. 2024-07-01
   status Pending
7. 2024-06-20
   listed $45,000 Active
8. 1996-06-07
   soldstatus $11,842
9. 1996-01-17
   soldstatus $8,578

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 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: $16,302
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$3,491
• Taxable income: $1,081
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $2,667/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

+1298.9% since first listed

9 events — show timeline

• 2026-04-16 Listed $120,000 WARDEX
• 2026-02-20 Price Changed $130,000 WARDEX
• 2026-01-07 Price Changed $140,000 WARDEX
• 2025-11-17 Listed $155,000 WARDEX
• 2024-07-12 Relisted — WARDEX
• 2024-07-01 Pending — WARDEX
• 2024-06-20 Listed $45,000 WARDEX
• 1996-06-07 Sold (Public Records) $11,842 Public Records
• 1996-01-17 Sold (Public Records) $8,578 Public Records

Property tax history

+2.0%/yr

Latest (2025): $231 · +1.7% YoY. Source: county tax records.