9317 N Rio Verde Cir · Valle Vista, AZ 86401

$239,000

3 bd · 2.0 ba · 1,514 sqft · SingleFamily public records · 17 Days on market

Built 1997 8,712 sqft lot $158/sqft · 10% below area Est $265k · 10% under $20/mo HOA · 1% of rent

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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).

• ARV discount +11.9/15.0
• Cash flow +11.5/30.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +2.4/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Custom Home with all the extras in Prestigious Golf Course Community-WELCOME HOME to this beautifully maintained 3-bedroom, 2 bath home nestled in one of Kingman's most sought after Golf Course Communities. Built in 1997, this home combines timeless craftmenship with modern comfort and thoughtful upgrades throughout. From the moment you arrive, you will appreciate the curb appeal, mature landscaping, and the pride of ownership. Step inside to find spacious light-filled floor plan featuring vaulted ceilings, a cozy fireplace, and elegant finishes. The kitchen is designed for both entertaining and everyday living, complete with ample cabinet space, a breakfast nook and open flow to the living and dining areas-Enjoy Arizona's beautiful weather from the covered patio or relax in the private backyard with panoramic views. Whether you're a golf enthusiast or just love the tranquility of a peaceful upscale neighborhood, this home has it all. Additional highlights include a large primary suite with en-suite bath with step in shower, french doors to patio, walk-in closet, laundry is inside and just a step in from the spacious garage. Exterior irrigation, room for the RV with clean out-Starlink internet fast system is transferable-Don't miss your opportunity to own a home with all the extras in a quiet, well-established golf course community-just minutes from shopping, dining, and outdoor recreation.

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Lot dimensions approximately 80 x 110 (0.2 acres); Zoned R1-6 (single-family residential)
• HOA & community: Homeowners association with annual fee (approximately $236/year; about $19.67/month); Community pool

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces
• Utilities: 220 volt electric; Septic tank
• Home design: Residential single-family home; Single story
• Construction: Shingle roof
• Exterior features: Community pool; No fencing; Shingle roof; Water-smart landscaping; Exposure/shade

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal; Microwave; Refrigerator
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central air; Electric cooling; Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Kitchen island; Laminate counters; Open floor plan; Pantry; Vaulted ceilings; Walk-in closets; Fireplace
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-79 ($-949/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (26.4% below list).
• Recommended offer: $176k (26.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.6% in Valle Vista — 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 67/100 on livability (#69 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: health & safety C-, schools D-, 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.
• Market conditions: Rents soft (-0.3%/yr); 965 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 32% of the median local income ($66k/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 $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 17 days — a 2% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: moderate wildfire risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,831 (26.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.74% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 11.3

CMA / ARV

• ARV (median comp): $264,809
• List price: $239,000
• Delta: -9.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7072 E Stetson Dr Ave	0.39mi	3/2.0	1,536 (+2%)	5mo	$320,000	$208	75
9504 N Concho Dr	0.40mi	3/2.0	1,470 (-3%)	2mo	$270,000	$184	75
7152 E E Stetson Dr Ave	0.47mi	3/2.0	1,536 (+2%)	4mo	$321,000	$209	72
9324 N Vista Dr	0.47mi	3/2.0	1,611 (+6%)	3mo	$290,000	$180	65
9615 N Stetson Dr	0.63mi	3/2.0	1,536 (+2%)	4mo	$309,900	$202	65
9460 N Burro Way	0.54mi	3/2.0	1,605 (+6%)	2mo	$302,500	$188	64
7018 E Villa Cir	0.43mi	3/2.0	1,383 (-9%)	4mo	$249,950	$181	62
9614 N Stetson Dr	0.61mi	3/2.0	1,388 (-8%)	2mo	$252,000	$182	56
9478 N Branded Rd	0.43mi	3/2.0	1,290 (-15%)	1mo	$219,990	$171	54
7110 E Alvarado Dr	0.45mi	3/2.0	1,303 (-14%)	4mo	$245,000	$188	52
7789 E Saddleback Dr	0.63mi	3/2.0	1,347 (-11%)	3mo	$278,900	$207	50
7575 E Towago Dr	0.68mi	3/2.0	1,347 (-11%)	1mo	$425,000	$316	49

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.27×
• Total profit: $-49,005
• Equity at exit: $35,636

10-year hold

• IRR: -23.6%
• Equity multiple: -0.04×
• Total profit: $-69,424
• Equity at exit: $20,664

Cash invested: $66,920 (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 86401

• Home prices YoY: -33.8%
• Rents YoY: -0.3%
• Active inventory: 965
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,758 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$95 /mo · $1,143/yr
• Insurance: −$100
• HOA: −$20
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-79

Break-even live

Break-even rent $1,858

Max offer price $225,027

Occupancy floor 100%

Sensitivity live

Price	-10% $56	-5% $-11	+0% $-79	+5% $-147	+10% $-214
Rent	-10% $-218	-5% $-149	+0% $-79	+5% $-10	+10% $60
Rate	-1.0pp $41	-0.5pp $-18	base $-79	+0.5pp $-141	+1.0pp $-204

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7143 E Alvarado Dr Kingman, AZ	3.0	2.0	1518	$2,150	$1.42	14d	1	0.50mi

HOA detail

• Monthly dues: $20 · $240/yr
• Likely covers: internetlandscaping

Listing history 16 events

1. 2026-05-18
   price $239,000 606-char remark
2. 2026-05-07
   listed $249,900 Active 606-char remark
3. 2025-11-25
   price $264,000
4. 2025-11-05
   price $269,000
5. 2025-10-22
   price $275,000
6. 2025-10-14
   price $279,000
7. 2025-10-07
   price $289,000
8. 2025-09-26
   price $299,000
9. 2025-07-29
   listed $309,000 Active
10. 2025-05-12
    soldstatus $290,000 Closed

    Show marketing remark (1422 chars)

    Charming Custom Home with all the extras in Prestigious Golf Course Community-WELCOME HOME to this beautifully maintained 3-bedroom, 2 bath home nestled in one of Kingman's most sought after Golf Course Communities. Built in 1997, this home combines timeless craftmenship with modern comfort and thoughtful upgrades throughout. From the moment you arrive, you will appreciate the curb appeal, mature landscaping, and the pride of ownership. Step inside to find spacious light-filled floor plan featuring vaulted ceilings, a cozy fireplace, and elegant finishes. The kitchen is designed for both entertaining and everyday living, complete with ample cabinet space, a breakfast nook and open flow to the living and dining areas-Enjoy Arizona's beautiful weather from the covered patio or relax in the private backyard with panoramic views. Whether you're a golf enthusiast or just love the tranquility of a peaceful upscale neighborhood, this home has it all. Additional highlights include a large primary suite with en-suite bath with step in shower, french doors to patio, walk-in closet, laundry is inside and just a step in from the spacious garage. Exterior irrigation, room for the RV with clean out-Starlink internet fast system is transferable-Don't miss your opportunity to own a home with all the extras in a quiet, well-established golf course community-just minutes from shopping, dining, and outdoor recreation.

11. 2025-05-12
    soldstatus $290,000

    Show marketing remark (1422 chars)

    Charming Custom Home with all the extras in Prestigious Golf Course Community-WELCOME HOME to this beautifully maintained 3-bedroom, 2 bath home nestled in one of Kingman's most sought after Golf Course Communities. Built in 1997, this home combines timeless craftmenship with modern comfort and thoughtful upgrades throughout. From the moment you arrive, you will appreciate the curb appeal, mature landscaping, and the pride of ownership. Step inside to find spacious light-filled floor plan featuring vaulted ceilings, a cozy fireplace, and elegant finishes. The kitchen is designed for both entertaining and everyday living, complete with ample cabinet space, a breakfast nook and open flow to the living and dining areas-Enjoy Arizona's beautiful weather from the covered patio or relax in the private backyard with panoramic views. Whether you're a golf enthusiast or just love the tranquility of a peaceful upscale neighborhood, this home has it all. Additional highlights include a large primary suite with en-suite bath with step in shower, french doors to patio, walk-in closet, laundry is inside and just a step in from the spacious garage. Exterior irrigation, room for the RV with clean out-Starlink internet fast system is transferable-Don't miss your opportunity to own a home with all the extras in a quiet, well-established golf course community-just minutes from shopping, dining, and outdoor recreation.

12. 2025-04-16
    status Pending

    Show marketing remark (1422 chars)

    Charming Custom Home with all the extras in Prestigious Golf Course Community-WELCOME HOME to this beautifully maintained 3-bedroom, 2 bath home nestled in one of Kingman's most sought after Golf Course Communities. Built in 1997, this home combines timeless craftmenship with modern comfort and thoughtful upgrades throughout. From the moment you arrive, you will appreciate the curb appeal, mature landscaping, and the pride of ownership. Step inside to find spacious light-filled floor plan featuring vaulted ceilings, a cozy fireplace, and elegant finishes. The kitchen is designed for both entertaining and everyday living, complete with ample cabinet space, a breakfast nook and open flow to the living and dining areas-Enjoy Arizona's beautiful weather from the covered patio or relax in the private backyard with panoramic views. Whether you're a golf enthusiast or just love the tranquility of a peaceful upscale neighborhood, this home has it all. Additional highlights include a large primary suite with en-suite bath with step in shower, french doors to patio, walk-in closet, laundry is inside and just a step in from the spacious garage. Exterior irrigation, room for the RV with clean out-Starlink internet fast system is transferable-Don't miss your opportunity to own a home with all the extras in a quiet, well-established golf course community-just minutes from shopping, dining, and outdoor recreation.

13. 2025-04-12
    listed $294,500 Active

    Show marketing remark (1422 chars)

    Charming Custom Home with all the extras in Prestigious Golf Course Community-WELCOME HOME to this beautifully maintained 3-bedroom, 2 bath home nestled in one of Kingman's most sought after Golf Course Communities. Built in 1997, this home combines timeless craftmenship with modern comfort and thoughtful upgrades throughout. From the moment you arrive, you will appreciate the curb appeal, mature landscaping, and the pride of ownership. Step inside to find spacious light-filled floor plan featuring vaulted ceilings, a cozy fireplace, and elegant finishes. The kitchen is designed for both entertaining and everyday living, complete with ample cabinet space, a breakfast nook and open flow to the living and dining areas-Enjoy Arizona's beautiful weather from the covered patio or relax in the private backyard with panoramic views. Whether you're a golf enthusiast or just love the tranquility of a peaceful upscale neighborhood, this home has it all. Additional highlights include a large primary suite with en-suite bath with step in shower, french doors to patio, walk-in closet, laundry is inside and just a step in from the spacious garage. Exterior irrigation, room for the RV with clean out-Starlink internet fast system is transferable-Don't miss your opportunity to own a home with all the extras in a quiet, well-established golf course community-just minutes from shopping, dining, and outdoor recreation.

14. 2012-11-02
    soldstatus $109,000
15. 1997-03-21
    soldstatus $83,538
16. 1996-07-02
    soldstatus $5,100

ⓘ 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: $1,143 · $95/mo
• Projected year-2 tax: $1,577 · $131/mo
• Expected delta: +$435/yr (+$36/mo · 38.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 8 d/yr ≥100°F today · 21 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: $21,100
• − Mortgage interest: −$13,388
• − Property taxes: −$1,143
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − HOA: −$240
• − Depreciation: −$6,953
• Taxable loss: −$5,195
• Est. tax savings @ 24.0%: +$1,247
• After-tax cash flow: $298/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 — Valle Vista

• Score: 67/100
• State rank: #69
• US rank: #11165

Category grades

Amenities F Commute F Cost of living A Crime A+ Employment D- Housing A+ Health & safety C- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Valle Vista, AZ
• County: Mohave County · 181,906 people
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 30,124
• Household income: $66,129
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 985.0

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% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 4% Slovak 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 1% Other Indo-European 1%

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: ▼ -128.30%
• Current HPI: 251.8208
• Rent YoY: ▼ -0.28%
• 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

+4586.3% since first listed

17 events — show timeline

• 2026-05-24 Pending — WARDEX
• 2026-05-18 Price Changed $239,000 WARDEX
• 2026-05-07 Listed $249,900 WARDEX
• 2025-11-25 Price Changed $264,000 WARDEX
• 2025-11-05 Price Changed $269,000 WARDEX
• 2025-10-22 Price Changed $275,000 WARDEX
• 2025-10-14 Price Changed $279,000 WARDEX
• 2025-10-07 Price Changed $289,000 WARDEX
• 2025-09-26 Price Changed $299,000 WARDEX
• 2025-07-29 Listed $309,000 WARDEX
• 2025-05-12 Sold (Public Records) $290,000 Public Records
• 2025-05-12 Sold (MLS) $290,000 WARDEX
• 2025-04-16 Pending — WARDEX
• 2025-04-12 Listed $294,500 WARDEX
• 2012-11-02 Sold (Public Records) $109,000 Public Records
• 1997-03-21 Sold (Public Records) $83,538 Public Records
• 1996-07-02 Sold (Public Records) $5,100 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,143 · +1.6% YoY. Source: county tax records.