3965 N Melody St · Kingman, AZ 86409

$120,000

3 bd · 2.0 ba · 1,344 sqft · Land public records · 38 Days on market

Built 1988 1.00 ac lot $89/sqft · 33% below area Est $180k · 33% 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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

Investor opportunity in Kingman, Arizona. This manufactured home sits on a full 1-acre lot with all utilities already in place. The property requires a full renovation and is best suited for investors, flippers, or experienced buyers looking for a value-add project. With existing infrastructure, usable land, and upside at the right price point, this is a strong opportunity to unlock potential.

Key facts

• Value-add project
• Full 1-acre lot
• Usable land

Tags

• FULL 1-ACRE LOT
• EXISTING INFRASTRUCTURE
• USABLE LAND
• VALUE-ADD PROJECT

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Utilities: City water; Septic tank
• Home design: Manufactured/mobile home; Fee simple ownership
• Construction: Wood siding with wood frame construction; Composition roof
• Exterior features: Chain link fencing; Dirt front and dirt back yard

Interior

• Bedrooms: Up to 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Has heating
• Interior features: 3/4 bath in the primary bedroom; Indoor laundry
• Laundry & utility: Laundry located inside the home

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 $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 3.5% 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-, amenities F.
• 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.
• Zoned schools: Cerbat Elementary (math 9% / reading 15%, grade F, #963 of 1,109 statewide, top 87%, 700 students, 78% FRL); Kingman Middle School (math 10% / reading 13%, grade F, #180 of 218 statewide, top 83%, 737 students, 74% FRL); Kingman High School (math 4% / reading 6%, grade F, #364 of 381 statewide, top 100%, 905 students, 50% FRL).
• Zoned-school proficiency averages 10% at this address vs 22% district-wide (-12 pts) — the specific schools serving this property underperform the Kingman Unified School District (79598) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 647 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 41% 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.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $120k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/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 38 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. 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?
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: 1.43% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.33%
• DSCR: 2.04
• GRM: 5.8

CMA / ARV

• ARV (median comp): $179,783
• List price: $120,000
• Delta: -33.25%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.5%
• Equity multiple: 1.52×
• Total profit: $17,598
• Equity at exit: $17,892

10-year hold

• IRR: 20.4%
• Equity multiple: 2.52×
• Total profit: $51,163
• 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: 647
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,722 high
• Mortgage (P&I): −$629
• Tax from tax record: −$28 /mo · $333/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $653

Break-even live

Break-even rent $895

Max offer price $120,000

Occupancy floor 57%

Sensitivity live

Price	-10% $721	-5% $687	+0% $653	+5% $619	+10% $585
Rent	-10% $517	-5% $585	+0% $653	+5% $721	+10% $789
Rate	-1.0pp $714	-0.5pp $684	base $653	+0.5pp $622	+1.0pp $590

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: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3736 N Roosevelt St Kingman, AZ	3.0	2.0	1093	$1,425	$1.30	45d	1	0.75mi
3838 Meadowbrook Ln Kingman, AZ	3.0	2.0	1602	$1,800	$1.12	23d	1	0.78mi
3838 Heritage Ln Kingman, AZ	2.0	2.0	1285	$1,650	$1.28	45d	1	0.97mi
3695 N Adams St Kingman, AZ	3.0	2.0	1331	$1,600	$1.20	45d	1	0.98mi
3631 N Miller St Kingman, AZ	3.0	2.0	1593	$2,450	$1.54	23d	1	1.02mi
3953 Rex Allen Ct Kingman, AZ	3.0	2.0	1440	$1,750	$1.22	15d	1	1.04mi
3644 N Lomita St Kingman, AZ	4.0	2.0	1717	$1,700	$0.99	45d	1	1.09mi
2244 Dollarhide Dr Kingman, AZ	3.0	2.0	1628	$1,948	$1.20	15d	1	1.09mi
2118 Gene Autry Dr Kingman, AZ	3.0	2.0	1494	$1,850	$1.24	45d	1	1.11mi
3481 Cypress St Kingman, AZ	3.0	2.0	1241	$1,478	$1.19	45d	1	1.24mi
3530 N Lomita St Unit C Kingman, AZ	2.0	2.0	920	$1,400	$1.52	23d	1	1.25mi
3445 N Sage St Kingman, AZ	3.0	2.0	1384	$1,400	$1.01	15d	1	1.32mi
3386 N Jewel St Kingman, AZ	3.0	2.0	1128	$1,500	$1.33	23d	1	1.32mi
2381 E Butler Ave Kingman, AZ	2.0	2.0	1152	$1,200	$1.04	45d	1	1.36mi
3279 N Eagle Rock Rd Kingman, AZ	3.0	2.0	1164	$1,225	$1.05	23d	1	1.38mi
3571 N Moore St Kingman, AZ	3.0	2.0	1288	$2,450	$1.90	45d	1	1.39mi
3595 N Skylark Rd Kingman, AZ	3.0	2.0	1138	$1,475	$1.30	45d	1	1.40mi
3686 Richie Dr Kingman, AZ	3.0	2.0	1560	$1,950	$1.25	15d	1	1.46mi

Listing history 19 events

1. 2026-06-21
   days on market $120,000 Active 38 DOM
2. 2026-06-18
   days on market $120,000 Active 35 DOM
3. 2026-06-17
   days on market $120,000 Active 34 DOM
4. 2026-06-16
   days on market $120,000 Active 33 DOM
5. 2026-06-15
   days on market $120,000 Active 32 DOM
6. 2026-06-14
   days on market $120,000 Active 30 DOM
7. 2026-06-13
   days on market $120,000 Active 29 DOM
8. 2026-06-10
   days on market $120,000 Active 27 DOM
9. 2026-06-09
   days on market $120,000 Active 26 DOM
10. 2026-06-08
    days on market $120,000 Active 25 DOM
11. 2026-06-07
    days on market $120,000 Active 24 DOM
12. 2026-06-05
    days on market $120,000 Active 21 DOM
13. 2026-06-03
    days on market $120,000 Active 20 DOM
14. 2026-06-02
    days on market $120,000 Active 19 DOM
15. 2026-06-01
    days on market $120,000 Active 18 DOM
16. 2026-05-31
    days on market $120,000 Active 17 DOM
17. 2026-05-30
    days on market $120,000 Active 16 DOM
18. 2026-05-14
    listed $120,000 Active 396-char remark
19. 1992-06-02
    soldstatus $57,500

ⓘ 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: $333 · $28/mo
• Projected year-2 tax: $792 · $66/mo
• Expected delta: +$459/yr (+$38/mo · 137.6%)

ⓘ 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 · 18 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: $20,661
• − Mortgage interest: −$6,722
• − Property taxes: −$333
• − Insurance: −$600
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − Depreciation: −$3,491
• Taxable income: $6,209
• Est. tax owed @ 24.0%: −$1,490
• After-tax cash flow: $6,347/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

+108.7% since first listed

2 events — show timeline

• 2026-05-14 Listed $120,000 ARMLS
• 1992-06-02 Sold (Public Records) $57,500 Public Records

Property tax history

-1.3%/yr

Latest (2025): $333 · -0.2% YoY. Source: county tax records.