3081 E Mcvicar Ave · New Kingman-Butler, AZ 86409

$165,000

2 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 5 Days on market

Built 1995 6,098 sqft lot $161/sqft · 17% below area Est $200k · 17% under

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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 +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +3.4/10.0
• 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

Welcome to this cute and inviting 2025 home, full of charm and ready for its next owner! Priced to sell, this move-in ready property is a fantastic opportunity for first-time buyers, those looking to downsize, or anyone seeking a comfortable, low-maintenance space. While not recently updated, the home has been well cared for and offers a solid, functional layout you can enjoy right away with the potential to add your own personal touches over time. Thoughtfully designed with handicapped-accessible features, including a spacious layout and a large, easy-entry shower, this home prioritizes comfort and ease of living. The cozy interior provides a warm and welcoming feel, perfect for everyday l

Key facts

• Large lot
• Spacious layout
• 6,098 sq ft lot

Tags

• SPACIOUS LAYOUT
• LARGE EASY-ENTRY SHOWER
• 1-CAR ATTACHED GARAGE
• LARGE LOT

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Septic tank sewer; Electricity available; Natural gas available
• Home design: Single-family residence; Residential property
• Exterior features: Front and back yard fencing (wood); Shingle roof; No pool

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Accessible entrance; Wheelchair accessible entry
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (15.6% below list).
• Recommended offer: $139k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% 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 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 $1k of loan paydown is wiped out by about $5k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: 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 $139,225 (15.6% below list)

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: 0.84% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.97%
• DSCR: 1.13
• GRM: 9.9

CMA / ARV

• ARV (median comp): $199,848
• List price: $165,000
• Delta: -17.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3081 E Mcvicar Ave	0.00mi	2/1.0	1,024 (0%)	1mo	$170,000	$166	99
3182 E Mcvicar Ave	0.21mi	2/1.0	1,082 (+6%)	4mo	$199,500	$184	77
3066 E Leroy Ave	0.50mi	2/2.0	1,026 (+0%)	3mo	$223,000	$217	70
2780 E Colina Cerbat	0.66mi	2/2.0	1,020 (-0%)	1mo	$238,867	$234	64
3179 E Leroy Ave	0.51mi	2/2.0	991 (-3%)	3mo	$215,000	$217	64
2758 E Hermosa Vis	0.63mi	2/2.0	1,020 (-0%)	4mo	$233,000	$228	62
2935 E Thompson Ave	0.45mi	2/2.0	966 (-6%)	4mo	$206,000	$213	62
2782 E Hermosa Vista Vis	0.62mi	2/2.0	1,020 (-0%)	5mo	$235,420	$231	62
3396 E Cane Dr	0.73mi	2/2.0	1,020 (-0%)	0mo	$215,000	$211	61
3219 E Potter Ave	0.35mi	1/1.0 (-1)	890 (-13%)	0mo	$123,500	$139	56
2630 E Leroy Ave	0.71mi	2/2.0	990 (-3%)	1mo	$210,000	$212	56
2460 E Carver Ave	0.65mi	2/2.0	966 (-6%)	4mo	$206,500	$214	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -14.3%
• Equity multiple: 0.50×
• Total profit: $-23,178
• Equity at exit: $24,602

10-year hold

• IRR: -10.0%
• Equity multiple: 0.45×
• Total profit: $-25,285
• Equity at exit: $14,266

Cash invested: $46,200 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$865
• Tax from tax record: −$52 /mo · $619/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $114

Break-even live

Break-even rent $1,248

Max offer price $165,000

Occupancy floor 87%

Sensitivity live

Price	-10% $208	-5% $161	+0% $114	+5% $68	+10% $21
Rent	-10% $4	-5% $59	+0% $114	+5% $169	+10% $224
Rate	-1.0pp $197	-0.5pp $156	base $114	+0.5pp $71	+1.0pp $28

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.20mi
2915 E Thompson Ave Kingman, AZ	2.0	2.0	792	$1,150	$1.45	44d	1	0.47mi
2658 E Punta Vista Kingman, AZ	3.0	2.0	1205	$1,700	$1.41	44d	1	0.56mi
3356 E El Tovar Ave Kingman, AZ	3.0	2.0	1356	$1,975	$1.46	44d	1	0.58mi
2840 E Leroy Ave Kingman, AZ	1.0	1.0	728	$1,000	$1.37	44d	1	0.58mi
2381 E Butler Ave Kingman, AZ	2.0	2.0	1152	$1,200	$1.04	44d	1	1.11mi
3665 E Koval Dr Kingman, AZ	3.0	2.0	1400	$1,665	$1.19	14d	1	1.21mi

Listing history 8 events

1. 2026-05-02
   status Pending 949-char remark
2. 2026-04-23
   listed $165,000 Active 949-char remark
3. 2025-02-21
   historical $1,100
4. 2025-01-29
   listed $1,100
5. 2024-11-22
   historical $1,100
6. 2024-11-06
   listed $1,100
7. 2003-12-18
   soldstatus $67,000
8. 1995-02-09
   soldstatus $6,500

ⓘ 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: $619 · $52/mo
• Projected year-2 tax: $1,089 · $91/mo
• Expected delta: +$470/yr (+$39/mo · 75.9%)

ⓘ 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 (shaded) · 0% 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: $16,707
• − Mortgage interest: −$9,243
• − Property taxes: −$619
• − Insurance: −$825
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$4,800
• Taxable loss: −$1,453
• Est. tax savings @ 24.0%: +$349
• After-tax cash flow: $1,720/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

+2515.4% since first listed

10 events — show timeline

• 2026-06-01 Sold (Public Records) $170,000 Public Records
• 2026-06-01 Sold (MLS) $170,000 WARDEX
• 2026-05-02 Pending — WARDEX
• 2026-04-23 Listed $165,000 WARDEX
• 2025-02-21 Rental Removed $1,100 APPFOLIO
• 2025-01-29 Listed for Rent $1,100 APPFOLIO
• 2024-11-22 Rental Removed $1,100 APPFOLIO
• 2024-11-06 Listed for Rent $1,100 APPFOLIO
• 2003-12-18 Sold (Public Records) $67,000 Public Records
• 1995-02-09 Sold (Public Records) $6,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $619 · +1.8% YoY. Source: county tax records.