3589 E Bluebird Ln · New Kingman-Butler, AZ 86409

$183,500

3 bd · 1.0 ba · 1,169 sqft · SingleFamily public records · 36 Days on market

Built 1965 0.26 ac lot $157/sqft · 8% above area Est $170k · 8% 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 +23.9/30.0
• DSCR +7.7/10.0
• 1% rule +4.9/10.0
• ARV discount +4.0/15.0
• 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

Charming 1965 single-family residence offering 3 bedrooms and 1 bathroom with just over 1,100 square feet of comfortable living space. This property features a fully fenced yard, perfect for privacy, pets, or entertaining, along with a covered patio ideal for relaxing or hosting gatherings year-round. A standout feature is the detached casita/office, complete with laundry facilities perfect for a home office, guest space, or creative studio. The home also boasts a newer shingled roof, adding peace of mind and value. A great opportunity for homeowners or investors looking for versatility and character.

Key facts

• 0.26 acre lot
• Built 1965
• Listed 36 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $357 ($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 $181k (1.4% below list).
• Recommended offer: $178k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 43% 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 $6k 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 36 days — a 3% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 6 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: major flood risk; 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 $177,995 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.99% ✗
• Cap rate: 8.63%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 8.4

CMA / ARV

• ARV (median comp): $170,250
• List price: $183,500
• Delta: 7.78%
• 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
3683 E Bluebird Ln	0.27mi	3/2.0	1,152 (-2%)	1mo	$55,000	$48	80
3534 E Canary Ln	0.29mi	2/2.0 (-1)	1,184 (+1%)	5mo	$215,000	$182	71
3736 E Canary Ln	0.31mi	2/2.0 (-1)	1,206 (+3%)	4mo	$162,500	$135	68
3595 E Warbler Ln	0.51mi	3/2.0	1,200 (+3%)	1mo	$113,000	$94	67
3755 E Diagonal Way	0.30mi	3/2.0	1,248 (+7%)	6mo	$219,989	$176	66
3551 E Warbler Ln	0.43mi	3/2.0	1,149 (-2%)	12mo	$187,000	$163	63
3553 E Lark Ln	0.16mi	2/2.0 (-1)	1,007 (-14%)	4mo	$203,500	$202	57
3850 E Sunhaven Ln	0.53mi	2/1.0 (-1)	1,200 (+3%)	14mo	$210,000	$175	55
3535 E Butler Ave	0.44mi	2/2.0 (-1)	1,273 (+9%)	3mo	$130,000	$102	53
3695 E Robin Ln	0.25mi	2/2.0 (-1)	1,057 (-10%)	14mo	$218,000	$206	52
3765 E John L Ave	0.68mi	2/1.0 (-1)	1,049 (-10%)	2mo	$126,000	$120	44
3710 E Shaeffer Ave	0.64mi	3/2.0	1,022 (-13%)	5mo	$162,500	$159	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: -6.4%
• Equity multiple: 0.77×
• Total profit: $-11,844
• Equity at exit: $27,360

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $144
• Equity at exit: $15,866

Cash invested: $51,380 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,810 medium
• Mortgage (P&I): −$962
• Tax from tax record: −$34 /mo · $411/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $357

Break-even live

Break-even rent $1,358

Max offer price $183,500

Occupancy floor 75%

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: $45,875
• Closing costs: $5,505
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3665 E Koval Dr Kingman, AZ	3.0	2.0	1400	$1,665	$1.19	13d	1	1.05mi
3356 E El Tovar Ave Kingman, AZ	3.0	2.0	1356	$1,975	$1.46	43d	1	1.22mi
4839 E Blackhawk Dr Kingman, AZ	3.0	2.0	1500	$1,748	$1.17	13d	1	1.49mi

Listing history 19 events

1. 2026-05-19
   status Pending 608-char remark

   Show marketing remark (608 chars)

   Charming 1965 single-family residence offering 3 bedrooms and 1 bathroom with just over 1,100 square feet of comfortable living space. This property features a fully fenced yard, perfect for privacy, pets, or entertaining, along with a covered patio ideal for relaxing or hosting gatherings year-round. A standout feature is the detached casita/office, complete with laundry facilities perfect for a home office, guest space, or creative studio. The home also boasts a newer shingled roof, adding peace of mind and value. A great opportunity for homeowners or investors looking for versatility and character.

2. 2026-04-23
   status Active 608-char remark

   Show marketing remark (608 chars)

   Charming 1965 single-family residence offering 3 bedrooms and 1 bathroom with just over 1,100 square feet of comfortable living space. This property features a fully fenced yard, perfect for privacy, pets, or entertaining, along with a covered patio ideal for relaxing or hosting gatherings year-round. A standout feature is the detached casita/office, complete with laundry facilities perfect for a home office, guest space, or creative studio. The home also boasts a newer shingled roof, adding peace of mind and value. A great opportunity for homeowners or investors looking for versatility and character.

3. 2026-04-16
   status Pending 608-char remark

   Show marketing remark (608 chars)

   Charming 1965 single-family residence offering 3 bedrooms and 1 bathroom with just over 1,100 square feet of comfortable living space. This property features a fully fenced yard, perfect for privacy, pets, or entertaining, along with a covered patio ideal for relaxing or hosting gatherings year-round. A standout feature is the detached casita/office, complete with laundry facilities perfect for a home office, guest space, or creative studio. The home also boasts a newer shingled roof, adding peace of mind and value. A great opportunity for homeowners or investors looking for versatility and character.

4. 2026-04-06
   listed $183,500 Active 608-char remark

   Show marketing remark (608 chars)

   Charming 1965 single-family residence offering 3 bedrooms and 1 bathroom with just over 1,100 square feet of comfortable living space. This property features a fully fenced yard, perfect for privacy, pets, or entertaining, along with a covered patio ideal for relaxing or hosting gatherings year-round. A standout feature is the detached casita/office, complete with laundry facilities perfect for a home office, guest space, or creative studio. The home also boasts a newer shingled roof, adding peace of mind and value. A great opportunity for homeowners or investors looking for versatility and character.

5. 2025-11-13
   soldstatus $170,000 Closed 894-char remark

   Show marketing remark (894 chars)

   Charming 3-Bedroom Home with detached office, gym or casita! This well-maintained updated 3-bedroom, 1-bath home features modern finishes and inviting spaces throughout. Enjoy outdoor living in the fully fenced yard perfect for relaxing or entertaining under the Arizona sky. A standout feature of this property is the detached building complete with its own private entrance, laundry, and flexible layout ideal for use as a guest suite, home office or gym. It offers excellent opportunities for multi-generational living or additional income. Additional storage building and set up with RV parking and partial hookups in place. Located near historic Route 66, shopping, and outdoor recreation, this home blends comfort, flexibility, and small-town charm. Recent upgrades include a newer AC unit and BRAND NEW SEPTIC SYSTEM, ensuring convenience and peace of mind.

6. 2025-11-13
   soldstatus $170,000

   Show marketing remark (894 chars)

   Charming 3-Bedroom Home with detached office, gym or casita! This well-maintained updated 3-bedroom, 1-bath home features modern finishes and inviting spaces throughout. Enjoy outdoor living in the fully fenced yard perfect for relaxing or entertaining under the Arizona sky. A standout feature of this property is the detached building complete with its own private entrance, laundry, and flexible layout ideal for use as a guest suite, home office or gym. It offers excellent opportunities for multi-generational living or additional income. Additional storage building and set up with RV parking and partial hookups in place. Located near historic Route 66, shopping, and outdoor recreation, this home blends comfort, flexibility, and small-town charm. Recent upgrades include a newer AC unit and BRAND NEW SEPTIC SYSTEM, ensuring convenience and peace of mind.

7. 2025-10-25
   status Pending 894-char remark

   Show marketing remark (894 chars)

   Charming 3-Bedroom Home with detached office, gym or casita! This well-maintained updated 3-bedroom, 1-bath home features modern finishes and inviting spaces throughout. Enjoy outdoor living in the fully fenced yard perfect for relaxing or entertaining under the Arizona sky. A standout feature of this property is the detached building complete with its own private entrance, laundry, and flexible layout ideal for use as a guest suite, home office or gym. It offers excellent opportunities for multi-generational living or additional income. Additional storage building and set up with RV parking and partial hookups in place. Located near historic Route 66, shopping, and outdoor recreation, this home blends comfort, flexibility, and small-town charm. Recent upgrades include a newer AC unit and BRAND NEW SEPTIC SYSTEM, ensuring convenience and peace of mind.

8. 2025-10-22
   price $170,000 894-char remark

   Show marketing remark (894 chars)

   Charming 3-Bedroom Home with detached office, gym or casita! This well-maintained updated 3-bedroom, 1-bath home features modern finishes and inviting spaces throughout. Enjoy outdoor living in the fully fenced yard perfect for relaxing or entertaining under the Arizona sky. A standout feature of this property is the detached building complete with its own private entrance, laundry, and flexible layout ideal for use as a guest suite, home office or gym. It offers excellent opportunities for multi-generational living or additional income. Additional storage building and set up with RV parking and partial hookups in place. Located near historic Route 66, shopping, and outdoor recreation, this home blends comfort, flexibility, and small-town charm. Recent upgrades include a newer AC unit and BRAND NEW SEPTIC SYSTEM, ensuring convenience and peace of mind.

9. 2025-10-21
   listed $159,900 Active 894-char remark

   Show marketing remark (894 chars)

   Charming 3-Bedroom Home with detached office, gym or casita! This well-maintained updated 3-bedroom, 1-bath home features modern finishes and inviting spaces throughout. Enjoy outdoor living in the fully fenced yard perfect for relaxing or entertaining under the Arizona sky. A standout feature of this property is the detached building complete with its own private entrance, laundry, and flexible layout ideal for use as a guest suite, home office or gym. It offers excellent opportunities for multi-generational living or additional income. Additional storage building and set up with RV parking and partial hookups in place. Located near historic Route 66, shopping, and outdoor recreation, this home blends comfort, flexibility, and small-town charm. Recent upgrades include a newer AC unit and BRAND NEW SEPTIC SYSTEM, ensuring convenience and peace of mind.

10. 2025-07-31
    status Active
11. 2025-07-15
    status Pending
12. 2025-07-11
    price $160,000
13. 2025-07-08
    status Active
14. 2025-07-01
    status Pending
15. 2025-06-26
    listed $159,500 Active
16. 2013-07-08
    soldstatus $45,000
17. 2005-07-01
    soldstatus $75,000
18. 2004-09-01
    soldstatus $36,000
19. 1997-07-29
    soldstatus $23,400

ⓘ 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: $411 · $34/mo
• Projected year-2 tax: $1,211 · $101/mo
• Expected delta: +$800/yr (+$67/mo · 194.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 71% 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: $21,717
• − Mortgage interest: −$10,279
• − Property taxes: −$411
• − Insurance: −$918
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$5,338
• Taxable income: $1,297
• Est. tax owed @ 24.0%: −$311
• After-tax cash flow: $3,969/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

+684.2% since first listed

19 events — show timeline

• 2026-05-19 Pending — WARDEX
• 2026-04-23 Relisted — WARDEX
• 2026-04-16 Pending — WARDEX
• 2026-04-06 Listed $183,500 WARDEX
• 2025-11-13 Sold (Public Records) $170,000 Public Records
• 2025-11-13 Sold (MLS) $170,000 WARDEX
• 2025-10-25 Pending — WARDEX
• 2025-10-22 Price Changed $170,000 WARDEX
• 2025-10-21 Listed $159,900 WARDEX
• 2025-07-31 Relisted — WARDEX
• 2025-07-15 Pending — WARDEX
• 2025-07-11 Price Changed $160,000 WARDEX
• 2025-07-08 Relisted — WARDEX
• 2025-07-01 Pending — WARDEX
• 2025-06-26 Listed $159,500 WARDEX
• 2013-07-08 Sold (Public Records) $45,000 Public Records
• 2005-07-01 Sold (Public Records) $75,000 Public Records
• 2004-09-01 Sold (Public Records) $36,000 Public Records
• 1997-07-29 Sold (Public Records) $23,400 Public Records

Property tax history

+4.0%/yr

Latest (2025): $411 · +1.7% YoY. Source: county tax records.