3090 E Lass Ave · New Kingman-Butler, AZ 86409

$164,000

3 bd · 2.0 ba · 960 sqft · SingleFamily public records · 71 Days on market

Built 1975 6,098 sqft lot $171/sqft · 20% below area Est $205k · 20% 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 +21.4/30.0
• 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

Welcome to this charming site-built home in Kingman, offering comfort, style, and practicality. Inside, you ll find a thoughtfully designed layout featuring a casual dining area perfect for everyday living and entertaining. The kitchen is equipped with sleek granite countertops, gas appliances, and ample workspace for any home chef. The home features a blend of wood-look vinyl flooring and cozy carpet, creating both durability and comfort throughout. Step outside to enjoy the fully fenced backyard with brand-new privacy fencing ideal for relaxing, pets, or gatherings. A convenient storage shed adds extra space for tools, hobbies, or outdoor gear. This well-maintained property combines modern finishes with functional living in a great Kingman location ready for you to call home!

Key facts

• Gas appliances
• Privacy fencing
• Storage shed

Tags

• GRANITE COUNTERTOPS
• GAS APPLIANCES
• WOOD-LOOK VINYL FLOORING
• FULLY FENCED BACKYARD
• PRIVACY FENCING
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/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 $153k (6.6% below list).
• Recommended offer: $153k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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; 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 36% 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

• It's been on market 71 days — a 6% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $21k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $164k implies a 56% gain — meaningful room to come down on a strong offer.

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 $153,213 (6.6% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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: 8.07%
• Cash-on-cash: 6.34%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

• ARV (median comp): $204,799
• List price: $164,000
• Delta: -19.92%
• 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
2935 E Thompson Ave	0.24mi	2/2.0 (-1)	966 (+1%)	4mo	$206,000	$213	80
3179 E Leroy Ave	0.24mi	2/2.0 (-1)	991 (+3%)	3mo	$215,000	$217	76
3066 E Leroy Ave	0.18mi	2/2.0 (-1)	1,026 (+7%)	3mo	$223,000	$217	73
3081 E Mcvicar Ave	0.33mi	2/1.0 (-1)	1,024 (+7%)	1mo	$170,000	$166	64
2630 E Leroy Ave	0.55mi	2/2.0 (-1)	990 (+3%)	1mo	$210,000	$212	63
4737 N Thompson Way	0.56mi	2/2.0 (-1)	966 (+1%)	8mo	$203,000	$210	62
2990 E Ames Ave Ave	0.24mi	3/1.0	1,068 (+11%)	6mo	$175,000	$164	61
3178 E Northfield Ave	0.47mi	2/2.0 (-1)	1,026 (+7%)	6mo	$222,500	$217	56
3396 E Cane Dr	0.65mi	2/2.0 (-1)	1,020 (+6%)	0mo	$215,000	$211	54
2520 E Hearne Ave	0.66mi	2/1.5 (-1)	914 (-5%)	3mo	$187,000	$205	52
3182 E Mcvicar Ave	0.35mi	2/1.0 (-1)	1,082 (+13%)	4mo	$199,500	$184	50
2445 E Ames Ave	0.72mi	3/2.0	1,092 (+14%)	8mo	$210,000	$192	37

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: -9.3%
• Equity multiple: 0.67×
• Total profit: $-15,210
• Equity at exit: $24,453

10-year hold

• IRR: -3.4%
• Equity multiple: 0.80×
• Total profit: $-9,261
• Equity at exit: $14,180

Cash invested: $45,920 (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 86409

• Rents YoY: 0.3%
• Active inventory: 643
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,532 medium
• Mortgage (P&I): −$860
• Tax from tax record: −$39 /mo · $473/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $243

Break-even live

Break-even rent $1,225

Max offer price $164,000

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2915 E Thompson Ave Kingman, AZ	2.0	2.0	792	$1,150	$1.45	43d	1	0.24mi

Listing history 29 events

1. 2026-06-18
   days on market $164,000 Active 71 DOM
2. 2026-06-17
   days on market $164,000 Active 70 DOM
3. 2026-06-16
   days on market $164,000 Active 69 DOM
4. 2026-06-15
   days on market $164,000 Active 68 DOM
5. 2026-06-14
   days on market $164,000 Active 66 DOM
6. 2026-06-13
   days on market $164,000 Active 65 DOM
7. 2026-06-10
   days on market $164,000 Active 63 DOM
8. 2026-06-09
   days on market $164,000 Active 62 DOM
9. 2026-06-08
   days on market $164,000 Active 61 DOM
10. 2026-06-07
    days on market $164,000 Active 60 DOM
11. 2026-06-05
    days on market $164,000 Active 57 DOM
12. 2026-06-03
    days on market $164,000 Active 56 DOM
13. 2026-06-02
    days on market $164,000 Active 55 DOM
14. 2026-06-01
    days on market $164,000 Active 54 DOM
15. 2026-05-31
    days on market $164,000 Active 53 DOM
16. 2026-05-30
    days on market $164,000 Active 52 DOM
17. 2026-05-13
    price $164,000 788-char remark

    Show marketing remark (788 chars)

    Welcome to this charming site-built home in Kingman, offering comfort, style, and practicality. Inside, you ll find a thoughtfully designed layout featuring a casual dining area perfect for everyday living and entertaining. The kitchen is equipped with sleek granite countertops, gas appliances, and ample workspace for any home chef. The home features a blend of wood-look vinyl flooring and cozy carpet, creating both durability and comfort throughout. Step outside to enjoy the fully fenced backyard with brand-new privacy fencing ideal for relaxing, pets, or gatherings. A convenient storage shed adds extra space for tools, hobbies, or outdoor gear. This well-maintained property combines modern finishes with functional living in a great Kingman location ready for you to call home!

18. 2026-05-05
    price $167,500 788-char remark

    Show marketing remark (788 chars)

    Welcome to this charming site-built home in Kingman, offering comfort, style, and practicality. Inside, you ll find a thoughtfully designed layout featuring a casual dining area perfect for everyday living and entertaining. The kitchen is equipped with sleek granite countertops, gas appliances, and ample workspace for any home chef. The home features a blend of wood-look vinyl flooring and cozy carpet, creating both durability and comfort throughout. Step outside to enjoy the fully fenced backyard with brand-new privacy fencing ideal for relaxing, pets, or gatherings. A convenient storage shed adds extra space for tools, hobbies, or outdoor gear. This well-maintained property combines modern finishes with functional living in a great Kingman location ready for you to call home!

19. 2026-04-20
    price $171,500 788-char remark

    Show marketing remark (788 chars)

    Welcome to this charming site-built home in Kingman, offering comfort, style, and practicality. Inside, you ll find a thoughtfully designed layout featuring a casual dining area perfect for everyday living and entertaining. The kitchen is equipped with sleek granite countertops, gas appliances, and ample workspace for any home chef. The home features a blend of wood-look vinyl flooring and cozy carpet, creating both durability and comfort throughout. Step outside to enjoy the fully fenced backyard with brand-new privacy fencing ideal for relaxing, pets, or gatherings. A convenient storage shed adds extra space for tools, hobbies, or outdoor gear. This well-maintained property combines modern finishes with functional living in a great Kingman location ready for you to call home!

20. 2026-04-08
    listed $185,000 Active 788-char remark

    Show marketing remark (788 chars)

    Welcome to this charming site-built home in Kingman, offering comfort, style, and practicality. Inside, you ll find a thoughtfully designed layout featuring a casual dining area perfect for everyday living and entertaining. The kitchen is equipped with sleek granite countertops, gas appliances, and ample workspace for any home chef. The home features a blend of wood-look vinyl flooring and cozy carpet, creating both durability and comfort throughout. Step outside to enjoy the fully fenced backyard with brand-new privacy fencing ideal for relaxing, pets, or gatherings. A convenient storage shed adds extra space for tools, hobbies, or outdoor gear. This well-maintained property combines modern finishes with functional living in a great Kingman location ready for you to call home!

21. 2021-12-14
    soldstatus $104,900
22. 2021-12-14
    soldstatus $104,900
23. 2021-08-03
    listed $109,900
24. 2017-08-23
    soldstatus $29,000
25. 2017-07-26
    listed $39,000
26. 2016-09-27
    listed $39,000
27. 2006-04-12
    soldstatus $50,000
28. 1996-09-12
    soldstatus $40,500
29. 1995-09-14
    soldstatus $35,000

ⓘ 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: $473 · $39/mo
• Projected year-2 tax: $1,082 · $90/mo
• Expected delta: +$610/yr (+$51/mo · 129.0%)

ⓘ 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 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: $18,386
• − Mortgage interest: −$9,187
• − Property taxes: −$473
• − Insurance: −$820
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$4,771
• Taxable income: $194
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $2,865/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

+368.6% since first listed

13 events — show timeline

• 2026-05-13 Price Changed $164,000 WARDEX
• 2026-05-05 Price Changed $167,500 WARDEX
• 2026-04-20 Price Changed $171,500 WARDEX
• 2026-04-08 Listed $185,000 WARDEX
• 2021-12-14 Sold (Public Records) $104,900 Public Records
• 2021-12-14 Sold (MLS) $104,900 WARDEX
• 2021-08-03 Listed $109,900 WARDEX
• 2017-08-23 Sold (MLS) $29,000 WARDEX
• 2017-07-26 Listed $39,000 WARDEX
• 2016-09-27 Listed $39,000 WARDEX
• 2006-04-12 Sold (Public Records) $50,000 Public Records
• 1996-09-12 Sold (Public Records) $40,500 Public Records
• 1995-09-14 Sold (Public Records) $35,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $473 · +1.6% YoY. Source: county tax records.