2023 Morrow #42 Ave · Kingman, AZ 86409

$67,000

2 bd · 2.0 ba · 937 sqft · Land · 14 Days on market

Built 2004 $72/sqft · 50% below area Est $133k · 50% under

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

Listing remarks MLS

Welcome to this Move-in ready 2 bed, 2 bath home in a desirable 55+ community featuring Dual Primary suites, each with private bathrooms and walk-in showers. Spacious closets, indoor laundry, and a detached garage for convenience, storage, toys, a work space and functionality on a large corner lot. Step out to the back yard to Enjoy outdoor living under the large covered patio and so much more. This Home presents with several recent updates include a new roof May 2024, water heater replaced in 2024, fresh exterior paint 2025, new laminate flooring in the kitchen and bathrooms, and freshly cleaned carpets. This home is Partially furnished and located on leased land in the AAA Mobile home Park. Clean, well maintained, and ready for its next owner must see!

Key facts

• Two patios
• Move-in ready
• Utility shed

Tags

• TWO PATIOS
• CORNER LOT
• UTILITY SHED
• MOVE-IN READY

Property features AI

Finance

• Financial info: Land is leased

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public water; Public sewer; 220V electric
• Home design: Manufactured home (single wide); Residential property; Special Development (SD) zoning
• Construction: Frame construction; Shingle roof
• Exterior features: Covered patio/porch; Deck; Patio; Paved road access; Private maintained road; Pets allowed

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas oven; Gas range; Refrigerator; Water heater
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Laminate counters; Open floor plan; Vaulted ceilings; Window coverings
• Laundry & utility: Inside laundry with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $67k.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Cap rate 18.0% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 33% 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 $463 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 24 sale attempts since 8y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,000

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. 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?
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: 2.11% ✓
• Cap rate: 18.01%
• Cash-on-cash: 41.86%
• DSCR: 2.86
• GRM: 3.9

CMA / ARV

• ARV (median comp): $133,377
• List price: $67,000
• Delta: -49.77%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 35.4%
• Equity multiple: 2.45×
• Total profit: $27,143
• Equity at exit: $9,990

10-year hold

• IRR: 40.8%
• Equity multiple: 4.36×
• Total profit: $62,995
• Equity at exit: $5,793

Cash invested: $18,760 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,414 high
• Mortgage (P&I): −$351
• Tax est. 1.5%: −$84 /mo · $1,005/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $654

Break-even live

Break-even rent $586

Max offer price $67,000

Occupancy floor 49%

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3530 N Lomita St Unit C Kingman, AZ	2.0	2.0	920	$1,400	$1.52	21d	1	0.54mi
3736 N Roosevelt St Kingman, AZ	3.0	2.0	1093	$1,425	$1.30	44d	1	0.68mi
3849 N Roosevelt St Kingman, AZ	2.0	1.0	856	$950	$1.11	21d	1	0.68mi
2469 Armour Ave Apt 2 Kingman, AZ	2.0	2.0	830	$1,224	$1.47	21d	1	0.83mi
969 Kenwood Ave Kingman, AZ	2.0	2.0	992	$2,250	$2.27	44d	1	0.99mi
980 Astor Ave Unit 2 Kingman, AZ	2.0	2.0	1100	$1,350	$1.23	13d	1	1.03mi
936 Astor Ave Unit 1 Kingman, AZ	2.0	2.0	1100	$1,400	$1.27	44d	1	1.06mi
924 Astor Ave Unit 2 Kingman, AZ	2.0	2.0	1100	$1,650	$1.50	21d	1	1.06mi
3150 Harrison St Kingman, AZ	1.0	1.0	608	$1,070	$1.76	21d	7	1.13mi

Listing history 50 events

1. 2026-05-06
   listed $67,000 Active 664-char remark
2. 2026-04-07
   soldstatus $133,000 Closed 764-char remark

   Show marketing remark (764 chars)

   Welcome to this Move-in ready 2 bed, 2 bath home in a desirable 55+ community featuring Dual Primary suites, each with private bathrooms and walk-in showers. Spacious closets, indoor laundry, and a detached garage for convenience, storage, toys, a work space and functionality on a large corner lot. Step out to the back yard to Enjoy outdoor living under the large covered patio and so much more. This Home presents with several recent updates include a new roof May 2024, water heater replaced in 2024, fresh exterior paint 2025, new laminate flooring in the kitchen and bathrooms, and freshly cleaned carpets. This home is Partially furnished and located on leased land in the AAA Mobile home Park. Clean, well maintained, and ready for its next owner must see!

3. 2026-03-25
   status Pending 764-char remark

   Show marketing remark (764 chars)

   Welcome to this Move-in ready 2 bed, 2 bath home in a desirable 55+ community featuring Dual Primary suites, each with private bathrooms and walk-in showers. Spacious closets, indoor laundry, and a detached garage for convenience, storage, toys, a work space and functionality on a large corner lot. Step out to the back yard to Enjoy outdoor living under the large covered patio and so much more. This Home presents with several recent updates include a new roof May 2024, water heater replaced in 2024, fresh exterior paint 2025, new laminate flooring in the kitchen and bathrooms, and freshly cleaned carpets. This home is Partially furnished and located on leased land in the AAA Mobile home Park. Clean, well maintained, and ready for its next owner must see!

4. 2026-02-18
   listed $137,500 Active 764-char remark

   Show marketing remark (764 chars)

   Welcome to this Move-in ready 2 bed, 2 bath home in a desirable 55+ community featuring Dual Primary suites, each with private bathrooms and walk-in showers. Spacious closets, indoor laundry, and a detached garage for convenience, storage, toys, a work space and functionality on a large corner lot. Step out to the back yard to Enjoy outdoor living under the large covered patio and so much more. This Home presents with several recent updates include a new roof May 2024, water heater replaced in 2024, fresh exterior paint 2025, new laminate flooring in the kitchen and bathrooms, and freshly cleaned carpets. This home is Partially furnished and located on leased land in the AAA Mobile home Park. Clean, well maintained, and ready for its next owner must see!

5. 2025-05-30
   soldstatus $92,500 Closed

   Show marketing remark (1058 chars)

   Sweet and Spacious Double-Wide, with 1600 sq ft of living space, in AAA Mobile Home Park 55+ community. The large, open living room flows easily into a bright kitchen featuring a handy center island with seating for two, lots of counter space, and all appliances included even the washer and dryer! New wood-look laminate flooring has been installed in the living areas, with cozy carpet in all bedrooms. Two full bathrooms, each with a tub and shower, make this home as functional as it is inviting. Some furnishings will even stay with the home! Enjoy relaxing afternoons on the oversized covered front patio with plenty of space to sit and unwind. There s also a powered workshop perfect for hobbies, an extra storage shed, and a small covered back porch for even more outdoor enjoyment. Parking ability for up to 4 vehicles!!!!! The yard is easy to care for with beautiful mature trees, shrubs, roses, and rock landscaping. A single covered carport rounds out this lovely property. Don t miss out on this sweet spot it's ready for you to call home!

6. 2025-05-03
   status Pending

   Show marketing remark (1058 chars)

   Sweet and Spacious Double-Wide, with 1600 sq ft of living space, in AAA Mobile Home Park 55+ community. The large, open living room flows easily into a bright kitchen featuring a handy center island with seating for two, lots of counter space, and all appliances included even the washer and dryer! New wood-look laminate flooring has been installed in the living areas, with cozy carpet in all bedrooms. Two full bathrooms, each with a tub and shower, make this home as functional as it is inviting. Some furnishings will even stay with the home! Enjoy relaxing afternoons on the oversized covered front patio with plenty of space to sit and unwind. There s also a powered workshop perfect for hobbies, an extra storage shed, and a small covered back porch for even more outdoor enjoyment. Parking ability for up to 4 vehicles!!!!! The yard is easy to care for with beautiful mature trees, shrubs, roses, and rock landscaping. A single covered carport rounds out this lovely property. Don t miss out on this sweet spot it's ready for you to call home!

7. 2025-04-29
   listed $92,500 Active

   Show marketing remark (1058 chars)

   Sweet and Spacious Double-Wide, with 1600 sq ft of living space, in AAA Mobile Home Park 55+ community. The large, open living room flows easily into a bright kitchen featuring a handy center island with seating for two, lots of counter space, and all appliances included even the washer and dryer! New wood-look laminate flooring has been installed in the living areas, with cozy carpet in all bedrooms. Two full bathrooms, each with a tub and shower, make this home as functional as it is inviting. Some furnishings will even stay with the home! Enjoy relaxing afternoons on the oversized covered front patio with plenty of space to sit and unwind. There s also a powered workshop perfect for hobbies, an extra storage shed, and a small covered back porch for even more outdoor enjoyment. Parking ability for up to 4 vehicles!!!!! The yard is easy to care for with beautiful mature trees, shrubs, roses, and rock landscaping. A single covered carport rounds out this lovely property. Don t miss out on this sweet spot it's ready for you to call home!

8. 2024-09-04
   soldstatus $100,000 Closed
9. 2024-08-27
   status Pending
10. 2024-08-19
    soldstatus $70,000 Closed
11. 2024-08-01
    status Pending
12. 2024-07-26
    price $77,000
13. 2024-07-24
    price $115,000
14. 2024-07-15
    price $79,500
15. 2024-07-01
    price $82,000
16. 2024-06-24
    price $89,500
17. 2024-06-13
    price $95,000
18. 2024-06-09
    status Active
19. 2024-05-24
    status Pending
20. 2024-05-24
    status Pending
21. 2024-05-22
    listed $99,000 Active
22. 2024-04-28
    price $67,900
23. 2024-04-28
    price $67,900
24. 2024-04-05
    listed $149,900 Active
25. 2024-04-04
    price $69,800
26. 2024-04-04
    price $69,800
27. 2024-03-24
    price $72,800
28. 2024-03-23
    price $72,800
29. 2024-03-15
    price $74,300
30. 2024-03-13
    price $74,300
31. 2024-03-11
    price $79,900
32. 2024-03-08
    price $79,900
33. 2024-02-13
    listed $81,300 Active
34. 2024-02-13
    listed $81,300 Active
35. 2024-01-26
    soldstatus $115,100 Closed
36. 2023-11-30
    status Pending
37. 2023-11-13
    price $124,700
38. 2023-09-09
    price $127,700
39. 2023-09-08
    soldstatus $75,000 Closed
40. 2023-09-01
    soldstatus $70,000 Closed
41. 2023-08-21
    status Pending
42. 2023-08-15
    listed $132,700 Active
43. 2023-08-12
    listed $75,000 Active
44. 2023-08-06
    historical
45. 2023-08-03
    status Pending
46. 2023-08-03
    status Active
47. 2023-06-28
    soldstatus $30,000 Closed
48. 2023-06-19
    listed $75,000 Active
49. 2023-06-05
    status Pending
50. 2023-05-07
    price $30,000

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 8 d/yr ≥100°F today · 20 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: $16,974
• − Mortgage interest: −$3,753
• − Property taxes: −$1,005
• − Insurance: −$335
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$1,949
• Taxable income: $7,216
• Est. tax owed @ 24.0%: −$1,732
• After-tax cash flow: $6,121/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

-94.7% since first listed

77 events — show timeline

• 2026-05-20 Pending — WARDEX
• 2026-05-06 Listed $67,000 WARDEX
• 2026-04-07 Sold (MLS) $133,000 WARDEX
• 2026-03-25 Pending — WARDEX
• 2026-02-18 Listed $137,500 WARDEX
• 2025-05-30 Sold (MLS) $92,500 WARDEX
• 2025-05-03 Pending — WARDEX
• 2025-04-29 Listed $92,500 WARDEX
• 2024-09-04 Sold (MLS) $100,000 WARDEX
• 2024-08-27 Pending — WARDEX
• 2024-08-19 Sold (MLS) $70,000 WARDEX
• 2024-08-01 Pending — WARDEX
• 2024-07-26 Price Changed $77,000 WARDEX
• 2024-07-24 Price Changed $115,000 WARDEX
• 2024-07-15 Price Changed $79,500 WARDEX
• 2024-07-01 Price Changed $82,000 WARDEX
• 2024-06-24 Price Changed $89,500 WARDEX
• 2024-06-13 Price Changed $95,000 WARDEX
• 2024-06-09 Relisted — WARDEX
• 2024-05-24 Pending — LHAR
• 2024-05-24 Pending — WARDEX
• 2024-05-22 Listed $99,000 WARDEX
• 2024-04-28 Price Changed $67,900 LHAR
• 2024-04-28 Price Changed $67,900 WARDEX
• 2024-04-05 Listed $149,900 WARDEX
• 2024-04-04 Price Changed $69,800 WARDEX
• 2024-04-04 Price Changed $69,800 LHAR
• 2024-03-24 Price Changed $72,800 LHAR
• 2024-03-23 Price Changed $72,800 WARDEX
• 2024-03-15 Price Changed $74,300 LHAR
• 2024-03-13 Price Changed $74,300 WARDEX
• 2024-03-11 Price Changed $79,900 LHAR
• 2024-03-08 Price Changed $79,900 WARDEX
• 2024-02-13 Listed $81,300 LHAR
• 2024-02-13 Listed $81,300 WARDEX
• 2024-01-26 Sold (MLS) $115,100 WARDEX
• 2023-11-30 Pending — WARDEX
• 2023-11-13 Price Changed $124,700 WARDEX
• 2023-09-09 Price Changed $127,700 WARDEX
• 2023-09-08 Sold (MLS) $75,000 WARDEX
• 2023-09-01 Sold (MLS) $70,000 WARDEX
• 2023-08-21 Pending — WARDEX
• 2023-08-15 Listed $132,700 WARDEX
• 2023-08-12 Listed $75,000 WARDEX
• 2023-08-06 Delisted — WARDEX
• 2023-08-03 Pending — WARDEX
• 2023-08-03 Relisted — WARDEX
• 2023-06-28 Sold (MLS) $30,000 WARDEX
• 2023-06-19 Listed $75,000 WARDEX
• 2023-06-05 Pending — WARDEX
• 2023-05-07 Price Changed $30,000 WARDEX
• 2023-03-13 Price Changed $35,000 WARDEX
• 2023-03-02 Sold (MLS) $50,000 WARDEX
• 2023-02-20 Listed $45,000 WARDEX
• 2023-02-16 Pending — WARDEX
• 2023-01-09 Price Changed $52,900 WARDEX
• 2022-11-18 Listed $57,900 WARDEX
• 2022-03-09 Sold (MLS) $129,000 WARDEX
• 2021-11-16 Listed $129,993 WARDEX
• 2021-11-16 Sold (MLS) $65,000 WARDEX
• 2021-09-07 Listed $69,900 WARDEX
• 2021-06-25 Sold (MLS) $63,000 WARDEX
• 2020-12-07 Listed $65,000 WARDEX
• 2020-10-23 Sold (MLS) $42,000 WARDEX
• 2020-07-09 Sold (MLS) $40,000 LHAR
• 2020-06-29 Listed $40,000 LHAR
• 2020-06-24 Listed $44,900 WARDEX
• 2020-06-03 Listed $68,000 WARDEX
• 2020-01-18 Sold (MLS) $72,000 WARDEX
• 2019-12-18 Sold (MLS) $37,500 WARDEX
• 2019-12-04 Listed $72,000 WARDEX
• 2019-10-10 Listed $42,900 WARDEX
• 2019-05-16 Sold (MLS) $25,000 WARDEX
• 2019-04-02 Listed $35,000 WARDEX
• 2018-08-17 Sold (MLS) $45,500 WARDEX
• 2018-07-17 Listed $49,900 WARDEX
• 2007-10-01 Sold (Public Records) $1,263,158 Public Records

Property tax history

-0.3%/yr

Latest (2025): $5,642 · +0.4% YoY. Source: county tax records.