4349 N Able Dr · New Kingman-Butler, AZ 86409

$125,000

3 bd · 1.5 ba · 679 sqft · Land public records · 118 Days on market

Built 1968 1.00 ac lot $184/sqft · 56% above area

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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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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 MLS

This home sits on 1ac with a Detached Garage and is a fixer upper. 1968 BENDIX BROOKWOOD approx. 12x56 Mobile home that has been built around.

Key facts

• 1 acre lot
• Garage
• Built 1968

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath land listed at $125k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% 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.
• Zoned schools: Desert Willow Elementary School (math 27% / reading 32%, grade F, #548 of 1,109 statewide, top 51%, 467 students, 75% 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).
• Market conditions: Rents flat; 647 active listings in the ZIP; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 34% 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 $864 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 118 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.77%
• DSCR: 1.57
• GRM: 7.2

CMA / ARV

• ARV (median comp): $80,243
• List price: $125,000
• Delta: 55.78%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-327
• Equity at exit: $18,638

10-year hold

• IRR: 6.7%
• Equity multiple: 1.44×
• Total profit: $15,480
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,437 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$55 /mo · $661/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $373

Break-even live

Break-even rent $965

Max offer price $125,000

Occupancy floor 69%

Sensitivity live

Price	-10% $443	-5% $408	+0% $373	+5% $337	+10% $302
Rent	-10% $259	-5% $316	+0% $373	+5% $429	+10% $486
Rate	-1.0pp $436	-0.5pp $404	base $373	+0.5pp $340	+1.0pp $307

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $125,000 Active 118 DOM
2. 2026-06-18
   days on market $125,000 Active 115 DOM
3. 2026-06-17
   days on market $125,000 Active 114 DOM
4. 2026-06-16
   days on market $125,000 Active 113 DOM
5. 2026-06-15
   days on market $125,000 Active 112 DOM
6. 2026-06-14
   days on market $125,000 Active 110 DOM
7. 2026-06-13
   days on market $125,000 Active 109 DOM
8. 2026-06-10
   days on market $125,000 Active 107 DOM
9. 2026-06-09
   days on market $125,000 Active 106 DOM
10. 2026-06-08
    days on market $125,000 Active 105 DOM
11. 2026-06-07
    days on market $125,000 Active 104 DOM
12. 2026-06-05
    days on market $125,000 Active 101 DOM
13. 2026-06-03
    days on market $125,000 Active 100 DOM
14. 2026-06-02
    days on market $125,000 Active 99 DOM
15. 2026-06-01
    days on market $125,000 Active 98 DOM
16. 2026-05-31
    days on market $125,000 Active 97 DOM
17. 2026-05-30
    days on market $125,000 Active 96 DOM
18. 2026-05-01
    price $140,000 142-char remark

    Show marketing remark (142 chars)

    This home sits on 1ac with a Detached Garage and is a fixer upper. 1968 BENDIX BROOKWOOD approx. 12x56 Mobile home that has been built around.

19. 2026-02-22
    listed $150,000 Active 142-char remark

    Show marketing remark (142 chars)

    This home sits on 1ac with a Detached Garage and is a fixer upper. 1968 BENDIX BROOKWOOD approx. 12x56 Mobile home that has been built around.

20. 2006-01-31
    soldstatus $100,000

ⓘ 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: $661 · $55/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$164/yr (+$14/mo · 24.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥100°F today · 15 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: $17,244
• − Mortgage interest: −$7,002
• − Property taxes: −$661
• − Insurance: −$625
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$3,636
• Taxable income: $2,561
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $3,856/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

• 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

+40.0% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $140,000 WARDEX
• 2026-02-22 Listed $150,000 WARDEX
• 2006-01-31 Sold (Public Records) $100,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $661 · +1.8% YoY. Source: county tax records.