2480 E Packard Ave · New Kingman-Butler, AZ 86409

$119,900

3 bd · 2.0 ba · 1,120 sqft · Land public records · 121 Days on market

Built 1989 6,098 sqft lot $107/sqft · 6% below area Est $127k · 6% under

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Why this score? — see what drove the B- 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 +30.0/30.0
• ARV discount +10.2/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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

Well maintained 3 bedroom, 2 bathroom manufactured home on deeded land in Kingman offering 1,120 square feet and a functional split floor plan. This home features a brand new heat pump, natural gas, a dedicated laundry room, and built in shelving for added storage and organization. The fully fenced lot includes two gates for easy access, a covered carport for your vehicle or desert toys, and plenty of additional parking. A backyard storage shed provides even more space for tools and gear. Ideal as a starter home, vacation getaway, or investment property. Conveniently located near Kingman shopping, dining, and everything that comes with the high desert lifestyle.

Key facts

• Deeded land
• Built in shelving
• Brand new heat pump

Tags

• DEEDED LAND
• FUNCTIONAL SPLIT FLOOR PLAN
• BRAND NEW HEAT PUMP
• DEDICATED LAUNDRY ROOM
• BUILT IN SHELVING
• FULLY FENCED LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $120k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 B — 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.
• Zoned schools: Cerbat Elementary (math 9% / reading 15%, grade F, #963 of 1,109 statewide, top 87%, 700 students, 78% FRL); Kingman Middle School (math 10% / reading 13%, grade F, #180 of 218 statewide, top 83%, 737 students, 74% FRL); Kingman High School (math 4% / reading 6%, grade F, #364 of 381 statewide, top 100%, 905 students, 50% FRL).
• Zoned-school proficiency averages 10% at this address vs 22% district-wide (-12 pts) — the specific schools serving this property underperform the Kingman Unified School District (79598) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 647 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 33% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $42k; list at $120k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.63%
• DSCR: 1.78
• GRM: 6.6

CMA / ARV

• ARV (median comp): $127,438
• List price: $119,900
• Delta: -5.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.3%
• Equity multiple: 1.24×
• Total profit: $7,956
• Equity at exit: $17,877

10-year hold

• IRR: 13.3%
• Equity multiple: 1.94×
• Total profit: $31,707
• Equity at exit: $10,367

Cash invested: $33,572 (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: 647
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,518 high
• Mortgage (P&I): −$629
• Tax from tax record: −$28 /mo · $332/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $493

Break-even live

Break-even rent $894

Max offer price $119,900

Occupancy floor 63%

Sensitivity live

Price	-10% $561	-5% $527	+0% $493	+5% $459	+10% $425
Rent	-10% $373	-5% $433	+0% $493	+5% $553	+10% $613
Rate	-1.0pp $554	-0.5pp $524	base $493	+0.5pp $462	+1.0pp $431

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	46d	1	0.41mi
2995 E Ames Ave Kingman, AZ	3.0	2.0	1221	$1,250	$1.02	46d	1	0.49mi
2658 E Punta Vista Kingman, AZ	3.0	2.0	1205	$1,700	$1.41	46d	1	0.56mi
2381 E Butler Ave Kingman, AZ	2.0	2.0	1152	$1,200	$1.04	46d	1	0.56mi
3356 E El Tovar Ave Kingman, AZ	3.0	2.0	1356	$1,975	$1.46	46d	1	1.20mi

Listing history 24 events

1. 2026-06-21
   days on market $119,900 Active 121 DOM
2. 2026-06-18
   days on market $119,900 Active 118 DOM
3. 2026-06-17
   days on market $119,900 Active 117 DOM
4. 2026-06-16
   days on market $119,900 Active 116 DOM
5. 2026-06-15
   days on market $119,900 Active 115 DOM
6. 2026-06-14
   days on market $119,900 Active 113 DOM
7. 2026-06-13
   days on market $119,900 Active 112 DOM
8. 2026-06-10
   days on market $119,900 Active 110 DOM
9. 2026-06-09
   days on market $119,900 Active 109 DOM
10. 2026-06-08
    days on market $119,900 Active 108 DOM
11. 2026-06-07
    days on market $119,900 Active 107 DOM
12. 2026-06-05
    days on market $119,900 Active 104 DOM
13. 2026-06-03
    days on market $119,900 Active 103 DOM
14. 2026-06-02
    days on market $119,900 Active 102 DOM
15. 2026-06-01
    days on market $119,900 Active 101 DOM
16. 2026-05-31
    days on market $119,900 Active 100 DOM
17. 2026-05-30
    days on market $119,900 Active 99 DOM
18. 2026-04-27
    status Active 670-char remark

    Show marketing remark (670 chars)

    Well maintained 3 bedroom, 2 bathroom manufactured home on deeded land in Kingman offering 1,120 square feet and a functional split floor plan. This home features a brand new heat pump, natural gas, a dedicated laundry room, and built in shelving for added storage and organization. The fully fenced lot includes two gates for easy access, a covered carport for your vehicle or desert toys, and plenty of additional parking. A backyard storage shed provides even more space for tools and gear. Ideal as a starter home, vacation getaway, or investment property. Conveniently located near Kingman shopping, dining, and everything that comes with the high desert lifestyle.

19. 2026-04-17
    status Pending 670-char remark

    Show marketing remark (670 chars)

    Well maintained 3 bedroom, 2 bathroom manufactured home on deeded land in Kingman offering 1,120 square feet and a functional split floor plan. This home features a brand new heat pump, natural gas, a dedicated laundry room, and built in shelving for added storage and organization. The fully fenced lot includes two gates for easy access, a covered carport for your vehicle or desert toys, and plenty of additional parking. A backyard storage shed provides even more space for tools and gear. Ideal as a starter home, vacation getaway, or investment property. Conveniently located near Kingman shopping, dining, and everything that comes with the high desert lifestyle.

20. 2026-03-10
    price $119,900 670-char remark

    Show marketing remark (670 chars)

    Well maintained 3 bedroom, 2 bathroom manufactured home on deeded land in Kingman offering 1,120 square feet and a functional split floor plan. This home features a brand new heat pump, natural gas, a dedicated laundry room, and built in shelving for added storage and organization. The fully fenced lot includes two gates for easy access, a covered carport for your vehicle or desert toys, and plenty of additional parking. A backyard storage shed provides even more space for tools and gear. Ideal as a starter home, vacation getaway, or investment property. Conveniently located near Kingman shopping, dining, and everything that comes with the high desert lifestyle.

21. 2026-03-02
    status Active 670-char remark

    Show marketing remark (670 chars)

    Well maintained 3 bedroom, 2 bathroom manufactured home on deeded land in Kingman offering 1,120 square feet and a functional split floor plan. This home features a brand new heat pump, natural gas, a dedicated laundry room, and built in shelving for added storage and organization. The fully fenced lot includes two gates for easy access, a covered carport for your vehicle or desert toys, and plenty of additional parking. A backyard storage shed provides even more space for tools and gear. Ideal as a starter home, vacation getaway, or investment property. Conveniently located near Kingman shopping, dining, and everything that comes with the high desert lifestyle.

22. 2026-02-19
    status Pending 670-char remark

    Show marketing remark (670 chars)

    Well maintained 3 bedroom, 2 bathroom manufactured home on deeded land in Kingman offering 1,120 square feet and a functional split floor plan. This home features a brand new heat pump, natural gas, a dedicated laundry room, and built in shelving for added storage and organization. The fully fenced lot includes two gates for easy access, a covered carport for your vehicle or desert toys, and plenty of additional parking. A backyard storage shed provides even more space for tools and gear. Ideal as a starter home, vacation getaway, or investment property. Conveniently located near Kingman shopping, dining, and everything that comes with the high desert lifestyle.

23. 2026-01-29
    listed $89,900 Active 670-char remark

    Show marketing remark (670 chars)

    Well maintained 3 bedroom, 2 bathroom manufactured home on deeded land in Kingman offering 1,120 square feet and a functional split floor plan. This home features a brand new heat pump, natural gas, a dedicated laundry room, and built in shelving for added storage and organization. The fully fenced lot includes two gates for easy access, a covered carport for your vehicle or desert toys, and plenty of additional parking. A backyard storage shed provides even more space for tools and gear. Ideal as a starter home, vacation getaway, or investment property. Conveniently located near Kingman shopping, dining, and everything that comes with the high desert lifestyle.

24. 1997-03-11
    soldstatus $42,230

ⓘ 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: $332 · $28/mo
• Projected year-2 tax: $791 · $66/mo
• Expected delta: +$459/yr (+$38/mo · 138.0%)

ⓘ 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 8 d/yr ≥100°F today · 19 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: $18,222
• − Mortgage interest: −$6,716
• − Property taxes: −$332
• − Insurance: −$600
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$3,488
• Taxable income: $4,170
• Est. tax owed @ 24.0%: −$1,001
• After-tax cash flow: $4,917/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

+183.9% since first listed

7 events — show timeline

• 2026-04-27 Relisted — WARDEX
• 2026-04-17 Pending — WARDEX
• 2026-03-10 Price Changed $119,900 WARDEX
• 2026-03-02 Relisted — WARDEX
• 2026-02-19 Pending — WARDEX
• 2026-01-29 Listed $89,900 WARDEX
• 1997-03-11 Sold (Public Records) $42,230 Public Records

Property tax history

+2.0%/yr

Latest (2025): $332 · +1.6% YoY. Source: county tax records.