3286 E Hearne Ave · New Kingman-Butler, AZ 86409

$109,900

3 bd · 2.0 ba · 1,008 sqft · Land public records · 59 Days on market

Built 1975 6,098 sqft lot $109/sqft · 10% below area Est $123k · 10% 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 +12.2/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

This one has more going for it than the price tag suggests. The large kitchen opens to a spacious living area with decorative wood beams and built-in lighting that give the space a warm, comfortable feel. An 8x20 room addition with French doors gives you a flexible extra space, whether that's a den, second living area, or home office. The primary bedroom is a good size with a nice en-suite that includes a tub and shower combo and a great vanity. Outside, a 12x30 covered patio and mature shade trees, including both a fruiting and fruitless mulberry, make the backyard a place you'll actually want to spend time. The yard is fully fenced and the lot gives you real breathing room. Trane central heat and cooling, a generously sized pantry, and a home that has been taken care of round it out nicely. Move-in ready and a solid rental opportunity at this price point.

Key facts

• Beautiful vanity
• Spacious living area
• En-suite

Tags

• LARGE KITCHEN
• SPACIOUS LIVING AREA
• DECORATIVE WOOD BEAMS
• EN-SUITE
• TUB AND SHOWER COMBO
• BEAUTIFUL VANITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $110k.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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.
• Market conditions: Rents flat; 643 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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).
• This rent runs 38% 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 $760 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1975 — 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. 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: 1.48% ✓
• Cap rate: 13.19%
• Cash-on-cash: 24.65%
• DSCR: 2.10
• GRM: 5.6

CMA / ARV

• ARV (median comp): $122,721
• List price: $109,900
• Delta: -10.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.2%
• Equity multiple: 1.59×
• Total profit: $18,156
• Equity at exit: $16,386

10-year hold

• IRR: 21.9%
• Equity multiple: 2.66×
• Total profit: $50,952
• Equity at exit: $9,502

Cash invested: $30,772 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,623 high
• Mortgage (P&I): −$576
• Tax from tax record: −$28 /mo · $332/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $632

Break-even live

Break-even rent $823

Max offer price $109,900

Occupancy floor 56%

Sensitivity live

Price	-10% $694	-5% $663	+0% $632	+5% $601	+10% $570
Rent	-10% $504	-5% $568	+0% $632	+5% $696	+10% $760
Rate	-1.0pp $687	-0.5pp $660	base $632	+0.5pp $604	+1.0pp $575

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3356 E El Tovar Ave Kingman, AZ	3.0	2.0	1356	$1,975	$1.46	44d	1	0.46mi
2915 E Thompson Ave Kingman, AZ	2.0	2.0	792	$1,150	$1.45	44d	1	0.70mi
2995 E Ames Ave Kingman, AZ	3.0	2.0	1221	$1,250	$1.02	45d	1	0.75mi
3665 E Koval Dr Kingman, AZ	3.0	2.0	1400	$1,665	$1.19	14d	1	0.81mi
2381 E Butler Ave Kingman, AZ	2.0	2.0	1152	$1,200	$1.04	44d	1	1.23mi
2658 E Punta Vista Kingman, AZ	3.0	2.0	1205	$1,700	$1.41	44d	1	1.25mi

Listing history 21 events

1. 2026-06-18
   days on market $109,900 Active 59 DOM
2. 2026-06-17
   days on market $109,900 Active 58 DOM
3. 2026-06-16
   days on market $109,900 Active 57 DOM
4. 2026-06-15
   days on market $109,900 Active 56 DOM
5. 2026-06-14
   days on market $109,900 Active 54 DOM
6. 2026-06-13
   days on market $109,900 Active 53 DOM
7. 2026-06-10
   days on market $109,900 Active 51 DOM
8. 2026-06-09
   days on market $109,900 Active 50 DOM
9. 2026-06-08
   days on market $109,900 Active 49 DOM
10. 2026-06-07
    days on market $109,900 Active 48 DOM
11. 2026-06-05
    days on market $109,900 Active 45 DOM
12. 2026-06-03
    days on market $109,900 Active 44 DOM
13. 2026-06-02
    days on market $109,900 Active 43 DOM
14. 2026-06-01
    days on market $109,900 Active 42 DOM
15. 2026-05-31
    days on market $109,900 Active 41 DOM
16. 2026-05-30
    days on market $109,900 Active 40 DOM
17. 2026-04-20
    listed $109,900 Active 869-char remark

    Show marketing remark (869 chars)

    This one has more going for it than the price tag suggests. The large kitchen opens to a spacious living area with decorative wood beams and built-in lighting that give the space a warm, comfortable feel. An 8x20 room addition with French doors gives you a flexible extra space, whether that's a den, second living area, or home office. The primary bedroom is a good size with a nice en-suite that includes a tub and shower combo and a great vanity. Outside, a 12x30 covered patio and mature shade trees, including both a fruiting and fruitless mulberry, make the backyard a place you'll actually want to spend time. The yard is fully fenced and the lot gives you real breathing room. Trane central heat and cooling, a generously sized pantry, and a home that has been taken care of round it out nicely. Move-in ready and a solid rental opportunity at this price point.

18. 2024-06-07
    soldstatus $128,000
19. 2000-07-20
    soldstatus $27,558
20. 1996-02-13
    soldstatus $29,000
21. 1992-12-11
    soldstatus $32,000

ⓘ 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: $332 · $28/mo
• Projected year-2 tax: $725 · $60/mo
• Expected delta: +$393/yr (+$33/mo · 118.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 16 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: $19,471
• − Mortgage interest: −$6,156
• − Property taxes: −$332
• − Insurance: −$550
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$3,197
• Taxable income: $6,120
• Est. tax owed @ 24.0%: −$1,469
• After-tax cash flow: $6,115/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

+243.4% since first listed

5 events — show timeline

• 2026-04-20 Listed $109,900 WARDEX
• 2024-06-07 Sold (Public Records) $128,000 Public Records
• 2000-07-20 Sold (Public Records) $27,558 Public Records
• 1996-02-13 Sold (Public Records) $29,000 Public Records
• 1992-12-11 Sold (Public Records) $32,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $332 · -11.6% YoY. Source: county tax records.