2917 E Barnett Pl · Kingman, AZ 86409

$197,000

3 bd · 2.0 ba · 1,680 sqft · Land public records · 141 Days on market

Built 1991 5.23 ac lot

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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 +12.0/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled rural retreat on over 5 acres! This thoughtfully updated home has been renovated down to the drywall, offering modern finishes and peace of mind throughout. The functional, well-designed layout features a versatile bonus room and convenient indoor laundry. The home offers all new flooring throughout and new appliances, adding to its move-in-ready appeal. The roof is approximately five years old. With wide-open space to roam, garden, or expand, this property delivers the freedom of country living with the comfort or a fully updated home to come back to.

Key facts

• New flooring
• Over 5 acres
• New appliances

Tags

• REMODELED RURAL RETREAT
• OVER 5 ACRES
• VERSATILE BONUS ROOM
• INDOOR LAUNDRY
• NEW FLOORING
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $197k.

Deal economics

• At list price, monthly cash flow is $-47 ($-569/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (15.6% below list).
• Recommended offer: $166k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.5% in Kingman — 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 79/100 on livability (#5 in AZ, #2,014 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, employment C-, 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.
• 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; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 39% 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 141 days — a 12% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $89k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $197k implies a 64% 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 $166,334 (15.6% 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. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -21.0%
• Equity multiple: 0.29×
• Total profit: $-39,268
• Equity at exit: $29,373

10-year hold

• IRR: -22.1%
• Equity multiple: 0.00×
• Total profit: $-54,908
• Equity at exit: $17,033

Cash invested: $55,160 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,663 medium
• Mortgage (P&I): −$1,033
• Tax est. 1.5%: −$246 /mo · $2,955/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-47

Break-even live

Break-even rent $1,723

Max offer price $190,143

Occupancy floor 98%

Sensitivity live

Price	-10% $89	-5% $21	+0% $-47	+5% $-115	+10% $-184
Rent	-10% $-179	-5% $-113	+0% $-47	+5% $18	+10% $84
Rate	-1.0pp $52	-0.5pp $3	base $-47	+0.5pp $-98	+1.0pp $-150

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-19
   status $197,000 Pending 141 DOM
2. 2026-06-18
   days on market $197,000 Active 141 DOM
3. 2026-06-17
   days on market $197,000 Active 140 DOM
4. 2026-06-16
   days on market $197,000 Active 139 DOM
5. 2026-06-15
   days on market $197,000 Active 138 DOM
6. 2026-06-14
   days on market $197,000 Active 136 DOM
7. 2026-06-13
   days on market $197,000 Active 135 DOM
8. 2026-06-10
   days on market $197,000 Active 133 DOM
9. 2026-06-09
   days on market $197,000 Active 132 DOM
10. 2026-06-08
    days on market $197,000 Active 131 DOM
11. 2026-06-07
    days on market $197,000 Active 130 DOM
12. 2026-06-05
    days on market $197,000 Active 127 DOM
13. 2026-06-03
    days on market $197,000 Active 126 DOM
14. 2026-06-02
    days on market $197,000 Active 125 DOM
15. 2026-06-01
    days on market $197,000 Active 124 DOM
16. 2026-05-31
    days on market $197,000 Active 123 DOM
17. 2026-05-30
    days on market $197,000 Active 122 DOM
18. 2026-05-04
    price $197,000 579-char remark

    Show marketing remark (579 chars)

    Completely remodeled rural retreat on over 5 acres! This thoughtfully updated home has been renovated down to the drywall, offering modern finishes and peace of mind throughout. The functional, well-designed layout features a versatile bonus room and convenient indoor laundry. The home offers all new flooring throughout and new appliances, adding to its move-in-ready appeal. The roof is approximately five years old. With wide-open space to roam, garden, or expand, this property delivers the freedom of country living with the comfort or a fully updated home to come back to.

19. 2026-04-25
    price $226,000 579-char remark

    Show marketing remark (579 chars)

    Completely remodeled rural retreat on over 5 acres! This thoughtfully updated home has been renovated down to the drywall, offering modern finishes and peace of mind throughout. The functional, well-designed layout features a versatile bonus room and convenient indoor laundry. The home offers all new flooring throughout and new appliances, adding to its move-in-ready appeal. The roof is approximately five years old. With wide-open space to roam, garden, or expand, this property delivers the freedom of country living with the comfort or a fully updated home to come back to.

20. 2026-03-27
    price $245,600 579-char remark

    Show marketing remark (579 chars)

    Completely remodeled rural retreat on over 5 acres! This thoughtfully updated home has been renovated down to the drywall, offering modern finishes and peace of mind throughout. The functional, well-designed layout features a versatile bonus room and convenient indoor laundry. The home offers all new flooring throughout and new appliances, adding to its move-in-ready appeal. The roof is approximately five years old. With wide-open space to roam, garden, or expand, this property delivers the freedom of country living with the comfort or a fully updated home to come back to.

21. 2026-03-07
    price $255,600 579-char remark

    Show marketing remark (579 chars)

    Completely remodeled rural retreat on over 5 acres! This thoughtfully updated home has been renovated down to the drywall, offering modern finishes and peace of mind throughout. The functional, well-designed layout features a versatile bonus room and convenient indoor laundry. The home offers all new flooring throughout and new appliances, adding to its move-in-ready appeal. The roof is approximately five years old. With wide-open space to roam, garden, or expand, this property delivers the freedom of country living with the comfort or a fully updated home to come back to.

22. 2026-02-17
    price $265,600 579-char remark

    Show marketing remark (579 chars)

    Completely remodeled rural retreat on over 5 acres! This thoughtfully updated home has been renovated down to the drywall, offering modern finishes and peace of mind throughout. The functional, well-designed layout features a versatile bonus room and convenient indoor laundry. The home offers all new flooring throughout and new appliances, adding to its move-in-ready appeal. The roof is approximately five years old. With wide-open space to roam, garden, or expand, this property delivers the freedom of country living with the comfort or a fully updated home to come back to.

23. 2026-01-28
    listed $285,600 Active 579-char remark

    Show marketing remark (579 chars)

    Completely remodeled rural retreat on over 5 acres! This thoughtfully updated home has been renovated down to the drywall, offering modern finishes and peace of mind throughout. The functional, well-designed layout features a versatile bonus room and convenient indoor laundry. The home offers all new flooring throughout and new appliances, adding to its move-in-ready appeal. The roof is approximately five years old. With wide-open space to roam, garden, or expand, this property delivers the freedom of country living with the comfort or a fully updated home to come back to.

24. 2025-08-19
    soldstatus $120,000
25. 2025-05-15
    price $139,900
26. 2024-12-20
    listed $150,000 Active
27. 2023-02-13
    soldstatus $94,000 Closed
28. 2023-02-13
    soldstatus $94,000
29. 2023-01-09
    status Pending
30. 2022-11-07
    price $100,000
31. 2022-09-04
    price $119,900
32. 2022-08-12
    listed $124,900 Active
33. 2022-06-28
    soldstatus $75,000
34. 2021-03-11
    listed $85,000
35. 2005-02-11
    soldstatus $30,000
36. 2004-08-27
    soldstatus $28,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 8 d/yr ≥101°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: $19,960
• − Mortgage interest: −$11,035
• − Property taxes: −$2,955
• − Insurance: −$985
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$5,731
• Taxable loss: −$3,940
• Est. tax savings @ 24.0%: +$945
• After-tax cash flow: $377/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 — Kingman

• Score: 79/100
• State rank: #5
• US rank: #2014

Category grades

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

Schools grade is shown separately in the Schools card above.

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

+603.6% since first listed

19 events — show timeline

• 2026-05-04 Price Changed $197,000 WARDEX
• 2026-04-25 Price Changed $226,000 WARDEX
• 2026-03-27 Price Changed $245,600 WARDEX
• 2026-03-07 Price Changed $255,600 WARDEX
• 2026-02-17 Price Changed $265,600 WARDEX
• 2026-01-28 Listed $285,600 WARDEX
• 2025-08-19 Sold (Public Records) $120,000 Public Records
• 2025-05-15 Price Changed $139,900 WARDEX
• 2024-12-20 Listed $150,000 WARDEX
• 2023-02-13 Sold (Public Records) $94,000 Public Records
• 2023-02-13 Sold (MLS) $94,000 WARDEX
• 2023-01-09 Pending — WARDEX
• 2022-11-07 Price Changed $100,000 WARDEX
• 2022-09-04 Price Changed $119,900 WARDEX
• 2022-08-12 Listed $124,900 WARDEX
• 2022-06-28 Sold (Public Records) $75,000 Public Records
• 2021-03-11 Listed $85,000 WARDEX
• 2005-02-11 Sold (Public Records) $30,000 Public Records
• 2004-08-27 Sold (Public Records) $28,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $212 · -0.2% YoY. Source: county tax records.