3114 E Northfield Ave · New Kingman-Butler, AZ 86409

$147,999

3 bd · 2.0 ba · 1,390 sqft · Land public records · 41 Days on market

Built 1999 6,000 sqft lot $106/sqft · at area comps Est $152k · at est.

---

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 +27.7/30.0
• DSCR +9.8/10.0
• ARV discount +8.8/15.0
• 1% rule +6.4/10.0
• 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

Priced to sell! This well-maintained 3-bedroom, 2-bath home offers comfort, space, and charm throughout. Step into a large living room that flows seamlessly into a dedicated dining area perfect for both everyday living and entertaining. The spacious kitchen features ample counter space, a pantry, and a cozy breakfast nook. The home also includes a convenient laundry room and a screened-in back porch with windows on all sides an inviting spot to enjoy fresh air in a protected setting. All three bedrooms are generously sized, and both bathrooms offer a combination shower and tub, while the primary suite stands out with a garden tub, private windows, His & Her sinks and a separate walk-i

Key facts

• 6,000 sq ft lot
• 2 parking spots
• Built 1999

Property features AI

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public water; Septic tank sewer; Electricity available; Natural gas available
• Home design: Manufactured double-wide home; Residential property; R1 single-family residential zoning
• Construction: Shingle roof
• Exterior features: Chain link fencing in front and back yards; Shingle roof; No pool

Interior

• Kitchen: Electric range/oven; Dishwasher; Garbage disposal; Refrigerator; Laminate countertops
• Bedrooms: Total rooms: 7
• Flooring: Laminate counters noted (flooring type not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Ceiling fans; Laminate counters; Open floor plan; Walk-in closets; Accessible full bathroom
• Laundry & utility: Washer and dryer included; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $148k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $144k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 647 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 40% 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 $1k 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 ($144k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $69k; list at $148k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,559 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.14% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.97%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

• ARV (median comp): $152,240
• List price: $147,999
• Delta: -2.79%
• 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: 0.0%
• Equity multiple: 1.00×
• Total profit: $75
• Equity at exit: $22,067

10-year hold

• IRR: 7.0%
• Equity multiple: 1.47×
• Total profit: $19,400
• Equity at exit: $12,796

Cash invested: $41,440 (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: 647
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,685 high
• Mortgage (P&I): −$776
• Tax from tax record: −$46 /mo · $549/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $448

Break-even live

Break-even rent $1,118

Max offer price $147,999

Occupancy floor 68%

Sensitivity live

Price	-10% $532	-5% $490	+0% $448	+5% $406	+10% $364
Rent	-10% $315	-5% $381	+0% $448	+5% $514	+10% $581
Rate	-1.0pp $522	-0.5pp $486	base $448	+0.5pp $410	+1.0pp $371

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2995 E Ames Ave Kingman, AZ	3.0	2.0	1221	$1,250	$1.02	45d	1	0.67mi
2381 E Butler Ave Kingman, AZ	2.0	2.0	1152	$1,200	$1.04	45d	1	0.80mi
3356 E El Tovar Ave Kingman, AZ	3.0	2.0	1356	$1,975	$1.46	45d	1	0.83mi
3597 E Koval Dr Kingman, AZ	4.0	3.0	1811	$2,200	$1.21	45d	1	1.16mi
2658 E Punta Vista Kingman, AZ	3.0	2.0	1205	$1,700	$1.41	45d	1	1.16mi
3665 E Koval Dr Kingman, AZ	3.0	2.0	1400	$1,665	$1.19	14d	1	1.26mi

Listing history 15 events

1. 2026-06-13
   status $147,999 Pending 41 DOM
2. 2026-06-10
   days on market $147,999 Active 41 DOM
3. 2026-06-09
   days on market $147,999 Active 40 DOM
4. 2026-06-08
   days on market $147,999 Active 39 DOM
5. 2026-06-07
   days on market $147,999 Active 38 DOM
6. 2026-06-05
   days on market $147,999 Active 35 DOM
7. 2026-06-03
   days on market $147,999 Active 34 DOM
8. 2026-06-02
   days on market $147,999 Active 33 DOM
9. 2026-06-01
   days on market $147,999 Active 32 DOM
10. 2026-05-31
    days on market $147,999 Active 31 DOM
11. 2026-05-30
    days on market $147,999 Active 30 DOM
12. 2026-05-14
    price $147,999 1332-char remark
13. 2026-04-30
    listed $165,000 Active 1332-char remark
14. 2004-05-03
    soldstatus $69,000
15. 1997-05-21
    soldstatus $31,000

ⓘ 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: $549 · $46/mo
• Projected year-2 tax: $977 · $81/mo
• Expected delta: +$428/yr (+$36/mo · 77.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 17 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: $20,225
• − Mortgage interest: −$8,290
• − Property taxes: −$549
• − Insurance: −$740
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$4,305
• Taxable income: $3,104
• Est. tax owed @ 24.0%: −$745
• After-tax cash flow: $4,630/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

+377.4% since first listed

5 events — show timeline

• 2026-06-11 Pending — WARDEX
• 2026-05-14 Price Changed $147,999 WARDEX
• 2026-04-30 Listed $165,000 WARDEX
• 2004-05-03 Sold (Public Records) $69,000 Public Records
• 1997-05-21 Sold (Public Records) $31,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $549 · +1.6% YoY. Source: county tax records.