3545 E Oriole Ln · New Kingman-Butler, AZ 86409

$240,000

5 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 192 Days on market

Built 1966 0.33 ac lot $153/sqft · 21% below area Est $303k · 21% 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.3/10.0
• 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 beautifully spacious updated 5-bedroom, 2-bath home offers plenty of space for everyone plus a bonus room off the main bedroom, perfect for a home office, nursery, or workout area. Sitting on a fully fenced double lot, there s room for parking, pets, and outdoor fun. Step inside to find fresh interior paint, all-new flooring throughout, updated kitchen and bathrooms, and a cozy brick fireplace in the living room. Major updates include a new roof, new hot water heater, and new gravel landscaping for easy maintenance. Enjoy carports on both sides of the home and plenty of yard space for all your outdoor toys or gatherings. Move-in ready and full of upgrades this one has it all!

Key facts

• Cozy brick fireplace
• New hot water heater
• Updated kitchen

Tags

• FULLY FENCED DOUBLE LOT
• UPDATED KITCHEN
• COZY BRICK FIREPLACE
• NEW ROOF
• NEW HOT WATER HEATER
• NEW GRAVEL LANDSCAPING

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/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 $224k (6.8% below list).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 2 comparable units currently listed for rent nearby; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• At $2,237/mo this rent would consume 53% of the median local household income ($51k/yr) (locally 688% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 192 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $240k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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: 0.93% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.20%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

• ARV (median comp): $303,282
• List price: $240,000
• Delta: -20.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3984 N Diamond Dr	0.72mi	4/2.0 (-1)	1,663 (+6%)	3mo	$329,000	$198	49
3913 N Jewel St	0.73mi	4/2.0 (-1)	1,636 (+4%)	13mo	$394,684	$241	43
3909 N Jewel St	0.69mi	4/2.0 (-1)	1,754 (+12%)	2mo	$390,000	$222	41

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: -9.5%
• Equity multiple: 0.66×
• Total profit: $-22,738
• Equity at exit: $35,785

10-year hold

• IRR: -3.6%
• Equity multiple: 0.78×
• Total profit: $-14,546
• Equity at exit: $20,751

Cash invested: $67,200 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,237 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$61 /mo · $735/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $347

Break-even live

Break-even rent $1,797

Max offer price $240,000

Occupancy floor 79%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3678 E Andrea Dr Kingman, AZ	4.0	3.0	2042	$1,850	$0.91	44d	1	0.96mi
3597 E Koval Dr Kingman, AZ	4.0	3.0	1811	$2,200	$1.21	44d	1	1.12mi

Listing history 23 events

1. 2026-06-18
   days on market $240,000 Active 192 DOM
2. 2026-06-17
   days on market $240,000 Active 191 DOM
3. 2026-06-16
   days on market $240,000 Active 190 DOM
4. 2026-06-15
   days on market $240,000 Active 189 DOM
5. 2026-06-14
   days on market $240,000 Active 187 DOM
6. 2026-06-13
   days on market $240,000 Active 186 DOM
7. 2026-06-10
   days on market $240,000 Active 184 DOM
8. 2026-06-09
   days on market $240,000 Active 183 DOM
9. 2026-06-08
   days on market $240,000 Active 182 DOM
10. 2026-06-07
    days on market $240,000 Active 181 DOM
11. 2026-06-05
    days on market $240,000 Active 178 DOM
12. 2026-06-03
    days on market $240,000 Active 177 DOM
13. 2026-06-02
    days on market $240,000 Active 176 DOM
14. 2026-06-01
    days on market $240,000 Active 175 DOM
15. 2026-05-31
    days on market $240,000 Active 174 DOM
16. 2026-05-30
    days on market $240,000 Active 173 DOM
17. 2026-04-14
    status Active 693-char remark

    Show marketing remark (693 chars)

    This beautifully spacious updated 5-bedroom, 2-bath home offers plenty of space for everyone plus a bonus room off the main bedroom, perfect for a home office, nursery, or workout area. Sitting on a fully fenced double lot, there s room for parking, pets, and outdoor fun. Step inside to find fresh interior paint, all-new flooring throughout, updated kitchen and bathrooms, and a cozy brick fireplace in the living room. Major updates include a new roof, new hot water heater, and new gravel landscaping for easy maintenance. Enjoy carports on both sides of the home and plenty of yard space for all your outdoor toys or gatherings. Move-in ready and full of upgrades this one has it all!

18. 2026-03-13
    status Pending 693-char remark

    Show marketing remark (693 chars)

    This beautifully spacious updated 5-bedroom, 2-bath home offers plenty of space for everyone plus a bonus room off the main bedroom, perfect for a home office, nursery, or workout area. Sitting on a fully fenced double lot, there s room for parking, pets, and outdoor fun. Step inside to find fresh interior paint, all-new flooring throughout, updated kitchen and bathrooms, and a cozy brick fireplace in the living room. Major updates include a new roof, new hot water heater, and new gravel landscaping for easy maintenance. Enjoy carports on both sides of the home and plenty of yard space for all your outdoor toys or gatherings. Move-in ready and full of upgrades this one has it all!

19. 2026-02-05
    status Active 693-char remark

    Show marketing remark (693 chars)

    This beautifully spacious updated 5-bedroom, 2-bath home offers plenty of space for everyone plus a bonus room off the main bedroom, perfect for a home office, nursery, or workout area. Sitting on a fully fenced double lot, there s room for parking, pets, and outdoor fun. Step inside to find fresh interior paint, all-new flooring throughout, updated kitchen and bathrooms, and a cozy brick fireplace in the living room. Major updates include a new roof, new hot water heater, and new gravel landscaping for easy maintenance. Enjoy carports on both sides of the home and plenty of yard space for all your outdoor toys or gatherings. Move-in ready and full of upgrades this one has it all!

20. 2026-01-22
    status Pending 693-char remark

    Show marketing remark (693 chars)

    This beautifully spacious updated 5-bedroom, 2-bath home offers plenty of space for everyone plus a bonus room off the main bedroom, perfect for a home office, nursery, or workout area. Sitting on a fully fenced double lot, there s room for parking, pets, and outdoor fun. Step inside to find fresh interior paint, all-new flooring throughout, updated kitchen and bathrooms, and a cozy brick fireplace in the living room. Major updates include a new roof, new hot water heater, and new gravel landscaping for easy maintenance. Enjoy carports on both sides of the home and plenty of yard space for all your outdoor toys or gatherings. Move-in ready and full of upgrades this one has it all!

21. 2026-01-05
    price $240,000 693-char remark

    Show marketing remark (693 chars)

    This beautifully spacious updated 5-bedroom, 2-bath home offers plenty of space for everyone plus a bonus room off the main bedroom, perfect for a home office, nursery, or workout area. Sitting on a fully fenced double lot, there s room for parking, pets, and outdoor fun. Step inside to find fresh interior paint, all-new flooring throughout, updated kitchen and bathrooms, and a cozy brick fireplace in the living room. Major updates include a new roof, new hot water heater, and new gravel landscaping for easy maintenance. Enjoy carports on both sides of the home and plenty of yard space for all your outdoor toys or gatherings. Move-in ready and full of upgrades this one has it all!

22. 2025-10-23
    listed $260,000 Active 693-char remark

    Show marketing remark (693 chars)

    This beautifully spacious updated 5-bedroom, 2-bath home offers plenty of space for everyone plus a bonus room off the main bedroom, perfect for a home office, nursery, or workout area. Sitting on a fully fenced double lot, there s room for parking, pets, and outdoor fun. Step inside to find fresh interior paint, all-new flooring throughout, updated kitchen and bathrooms, and a cozy brick fireplace in the living room. Major updates include a new roof, new hot water heater, and new gravel landscaping for easy maintenance. Enjoy carports on both sides of the home and plenty of yard space for all your outdoor toys or gatherings. Move-in ready and full of upgrades this one has it all!

23. 2025-03-13
    soldstatus $80,000

ⓘ 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: $735 · $61/mo
• Projected year-2 tax: $1,584 · $132/mo
• Expected delta: +$849/yr (+$71/mo · 115.5%)

ⓘ 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 · 13 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: $26,842
• − Mortgage interest: −$13,444
• − Property taxes: −$735
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,147
• − Management: −$2,147
• − Depreciation: −$6,982
• Taxable income: $187
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $4,122/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

+200.0% since first listed

7 events — show timeline

• 2026-04-14 Relisted — WARDEX
• 2026-03-13 Pending — WARDEX
• 2026-02-05 Relisted — WARDEX
• 2026-01-22 Pending — WARDEX
• 2026-01-05 Price Changed $240,000 WARDEX
• 2025-10-23 Listed $260,000 WARDEX
• 2025-03-13 Sold (Public Records) $80,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $735 · +1.6% YoY. Source: county tax records.