3983 E Hearne Ave · New Kingman-Butler, AZ 86409

$139,900

3 bd · 1.0 ba · 696 sqft · Land public records · 216 Days on market

Built 1968 6,534 sqft lot $201/sqft · 108% above area Est $96k · 45% over

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Why this score? — see what drove the D+ 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 +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +5.3/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3983 E Hearne Ave * 3 Bedroom with Detached Garage on Double Lot Fully Fenced * Home Features Newer Exterior and Interior Paint * New Flooring * Window Coverings * Newly Remodeled Bathroom * Wood Burning Stove in Entry * Refrigerator * Washer and Dryer are Included * Open Concept Floor Plan * Storage Area Off Laundry Room * Tons of Shade * Conex is Included * Chickens Are Not Included but Are Negotiable

Key facts

• Remodeled bathroom
• New flooring
• Double lot

Tags

• DETACHED GARAGE
• DOUBLE LOT
• NEWER EXTERIOR
• NEW FLOORING
• REMODELED BATHROOM
• WOOD BURNING STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $140k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 D — 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; 2,543 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 $967 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 216 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.
• Current owner paid $47k; list at $140k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.75%
• DSCR: 1.43
• GRM: 8.1

CMA / ARV

• ARV (median comp): $96,250
• List price: $139,900
• Delta: 45.35%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-6,241
• Equity at exit: $20,860

10-year hold

• IRR: 2.3%
• Equity multiple: 1.15×
• Total profit: $5,732
• Equity at exit: $12,096

Cash invested: $39,172 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$26 /mo · $317/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $318

Break-even live

Break-even rent $1,036

Max offer price $139,900

Occupancy floor 73%

Sensitivity live

Price	-10% $397	-5% $358	+0% $318	+5% $279	+10% $239
Rent	-10% $204	-5% $261	+0% $318	+5% $375	+10% $432
Rate	-1.0pp $389	-0.5pp $354	base $318	+0.5pp $282	+1.0pp $245

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $139,900 Active 216 DOM
2. 2026-06-17
   days on market $139,900 Active 215 DOM
3. 2026-06-16
   days on market $139,900 Active 214 DOM
4. 2026-06-15
   days on market $139,900 Active 213 DOM
5. 2026-06-14
   days on market $139,900 Active 211 DOM
6. 2026-06-13
   days on market $139,900 Active 210 DOM
7. 2026-06-10
   days on market $139,900 Active 208 DOM
8. 2026-06-09
   days on market $139,900 Active 207 DOM
9. 2026-06-08
   days on market $139,900 Active 206 DOM
10. 2026-06-07
    days on market $139,900 Active 205 DOM
11. 2026-06-05
    days on market $139,900 Active 202 DOM
12. 2026-06-03
    days on market $139,900 Active 201 DOM
13. 2026-06-02
    days on market $139,900 Active 200 DOM
14. 2026-06-01
    days on market $139,900 Active 199 DOM
15. 2026-05-31
    days on market $139,900 Active 198 DOM
16. 2026-05-30
    days on market $139,900 Active 197 DOM
17. 2026-03-04
    status Active 448-char remark

    Show marketing remark (448 chars)

    Welcome to 3983 E Hearne Ave * 3 Bedroom with Detached Garage on Double Lot Fully Fenced * Home Features Newer Exterior and Interior Paint * New Flooring * Window Coverings * Newly Remodeled Bathroom * Wood Burning Stove in Entry * Refrigerator * Washer and Dryer are Included * Open Concept Floor Plan * Storage Area Off Laundry Room * Tons of Shade * Conex is Included * Chickens Are Not Included but Are Negotiable

18. 2025-11-11
    listed $139,900 Active 448-char remark

    Show marketing remark (448 chars)

    Welcome to 3983 E Hearne Ave * 3 Bedroom with Detached Garage on Double Lot Fully Fenced * Home Features Newer Exterior and Interior Paint * New Flooring * Window Coverings * Newly Remodeled Bathroom * Wood Burning Stove in Entry * Refrigerator * Washer and Dryer are Included * Open Concept Floor Plan * Storage Area Off Laundry Room * Tons of Shade * Conex is Included * Chickens Are Not Included but Are Negotiable

19. 2019-04-19
    soldstatus $47,000 509-char remark

    Show marketing remark (509 chars)

    VERY WELL KEPT 1968 SINGLE WIDE MOBILE HOME WITH ADDITION. MOBILE AND ADDITION COVERED BY PITCHED SHINGLE ROOF. DETACHED OVERSIZED SINGLE CAR GARAGE. FENCED DOUBLE LOT WITH RV GATE AND RV HOOK UP. MOBILE HAS 2 BEDROOMS AND FULL BATHROOM WITH GLASS SHOWER DOORS. COOLING BY AC WALL UNITS AND EVAP COOLER. FORCED AIR HEAT. ADDITION HAS LARGE 3RD BEDROOM, LAUNDRY ROOM , FRONT AND BACK COVERED PORCHES. FURNISHINGS ARE INCLUDED WITH THE SALE. Tax Parcels 324-04-669 and 324-04-670 are parcels included with sale.

20. 2019-04-19
    soldstatus $47,000

    Show marketing remark (509 chars)

    VERY WELL KEPT 1968 SINGLE WIDE MOBILE HOME WITH ADDITION. MOBILE AND ADDITION COVERED BY PITCHED SHINGLE ROOF. DETACHED OVERSIZED SINGLE CAR GARAGE. FENCED DOUBLE LOT WITH RV GATE AND RV HOOK UP. MOBILE HAS 2 BEDROOMS AND FULL BATHROOM WITH GLASS SHOWER DOORS. COOLING BY AC WALL UNITS AND EVAP COOLER. FORCED AIR HEAT. ADDITION HAS LARGE 3RD BEDROOM, LAUNDRY ROOM , FRONT AND BACK COVERED PORCHES. FURNISHINGS ARE INCLUDED WITH THE SALE. Tax Parcels 324-04-669 and 324-04-670 are parcels included with sale.

21. 2019-03-15
    listed $49,900 509-char remark

    Show marketing remark (509 chars)

    VERY WELL KEPT 1968 SINGLE WIDE MOBILE HOME WITH ADDITION. MOBILE AND ADDITION COVERED BY PITCHED SHINGLE ROOF. DETACHED OVERSIZED SINGLE CAR GARAGE. FENCED DOUBLE LOT WITH RV GATE AND RV HOOK UP. MOBILE HAS 2 BEDROOMS AND FULL BATHROOM WITH GLASS SHOWER DOORS. COOLING BY AC WALL UNITS AND EVAP COOLER. FORCED AIR HEAT. ADDITION HAS LARGE 3RD BEDROOM, LAUNDRY ROOM , FRONT AND BACK COVERED PORCHES. FURNISHINGS ARE INCLUDED WITH THE SALE. Tax Parcels 324-04-669 and 324-04-670 are parcels included with sale.

22. 2006-10-16
    soldstatus $40,000
23. 2000-02-24
    soldstatus $25,000

ⓘ 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: $317 · $26/mo
• Projected year-2 tax: $923 · $77/mo
• Expected delta: +$606/yr (+$51/mo · 191.0%)

ⓘ 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 5 d/yr ≥100°F today · 12 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: $17,264
• − Mortgage interest: −$7,837
• − Property taxes: −$317
• − Insurance: −$700
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$4,070
• Taxable income: $1,578
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $3,439/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

+459.6% since first listed

7 events — show timeline

• 2026-03-04 Relisted — WARDEX
• 2025-11-11 Listed $139,900 WARDEX
• 2019-04-19 Sold (Public Records) $47,000 Public Records
• 2019-04-19 Sold (MLS) $47,000 WARDEX
• 2019-03-15 Listed $49,900 WARDEX
• 2006-10-16 Sold (Public Records) $40,000 Public Records
• 2000-02-24 Sold (Public Records) $25,000 Public Records

Property tax history

-0.0%/yr

Latest (2025): $317 · +1.6% YoY. Source: county tax records.