420 Golconda Ave · Kingman, AZ 86401

$140,000

3 bd · 2.0 ba · 1,573 sqft · SingleFamily public records · 44 Days on market

Built 1961 6,098 sqft lot $89/sqft · 31% below area Est $204k · 31% 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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 1961 single-family residence offering 3 bedrooms and 2 bathrooms with 1,573 sq ft of living space. Situated on a fully fenced 50x125 lot, this property provides both privacy and room to enjoy the outdoors. Inside, you ll find a functional layout with plenty of potential to make it your own, while outside you can take in beautiful mountain views that add to the home s appeal. Whether you re looking for a primary residence, investment opportunity, or a place to customize, this property offers a great combination of space, location, and scenic surroundings.

Key facts

• Functional layout
• Fully fenced lot
• Scenic surroundings

Tags

• FULLY FENCED LOT
• MOUNTAIN VIEWS
• FUNCTIONAL LAYOUT
• SCENIC SURROUNDINGS

Property features AI

Finance

• Other: Lot approximately 0.14 acres (50 x 125); Zoned K- R1 Res: MF, Low Density

Exterior

• Parking: RV access/parking
• Utilities: Public water; Public sewer; 220 volt electric; Natural gas available
• Home design: Residential single-family home
• Construction: Stucco and frame construction; Shingle roof
• Exterior features: Covered patio; Patio; Shed(s); Has a view; Fenced yard (block, chain link, wood) with front and back yard fencing; Paved road access

Interior

• Kitchen: Gas oven; Gas range
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Evaporative cooling; Ceiling fans
• Interior features: Ceiling fans; Laminate countertops; Walk-in closets
• Laundry & utility: Inside laundry with gas dryer hookup; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $44 ($527/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 3.6% 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-, schools D+.
• 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 soft (-0.3%/yr); 965 active listings in the ZIP; 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 $968 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.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $120k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.40%
• DSCR: 1.64
• GRM: 7.1

CMA / ARV

• ARV (median comp): $203,721
• List price: $140,000
• Delta: -31.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 Golconda Ave	0.02mi	3/1.0	1,515 (-4%)	3mo	$195,700	$129	86
809 Madison St	0.43mi	3/2.0	1,545 (-2%)	2mo	$68,000	$44	76
106 E Park St	0.31mi	3/2.0	1,506 (-4%)	12mo	$285,000	$189	68
632 E Beale St Unit Kingman	0.36mi	3/2.0	1,348 (-14%)	2mo	$235,000	$174	57
208 E Oak St	0.41mi	2/2.5 (-1)	1,347 (-14%)	0mo	$250,000	$186	50
107 E Oak St	0.51mi	3/1.0	1,384 (-12%)	7mo	$245,000	$177	47
401 Grandview Ave	0.70mi	4/2.0 (+1)	1,552 (-1%)	23mo	$140,000	$90	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.37×
• Total profit: $-24,515
• Equity at exit: $20,874

10-year hold

• IRR: -21.3%
• Equity multiple: 0.09×
• Total profit: $-35,590
• Equity at exit: $12,105

Cash invested: $39,200 (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 86401

• Home prices YoY: -33.8%
• Rents YoY: -0.3%
• Active inventory: 965
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,649 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$40 /mo · $475/yr
• Insurance: −$58
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $44

Break-even live

Break-even rent $1,593

Max offer price $140,000

Occupancy floor 92%

Sensitivity live

Price	-10% $123	-5% $84	+0% $44	+5% $4	+10% $-35
Rent	-10% $-86	-5% $-21	+0% $44	+5% $109	+10% $174
Rate	-1.0pp $114	-0.5pp $80	base $44	+0.5pp $8	+1.0pp $-29

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $140,000 Active 44 DOM
2. 2026-06-18
   days on market $140,000 Active 41 DOM
3. 2026-06-17
   days on market $140,000 Active 40 DOM
4. 2026-06-16
   days on market $140,000 Active 39 DOM
5. 2026-06-15
   days on market $140,000 Active 38 DOM
6. 2026-06-14
   days on market $140,000 Active 36 DOM
7. 2026-06-13
   days on market $140,000 Active 35 DOM
8. 2026-06-10
   days on market $140,000 Active 33 DOM
9. 2026-06-09
   days on market $140,000 Active 32 DOM
10. 2026-06-08
    statusdays on market $140,000 Active 31 DOM
11. 2026-06-07
    statusdays on market $140,000 Pending 30 DOM
12. 2026-06-05
    statusdays on market $140,000 Active 28 DOM
13. 2026-04-30
    listed $140,000 Active 587-char remark
14. 2021-05-10
    soldstatus $120,000
15. 2012-05-04
    soldstatus $23,000

ⓘ 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: $475 · $40/mo
• Projected year-2 tax: $924 · $77/mo
• Expected delta: +$449/yr (+$37/mo · 94.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 68% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 18 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: $19,786
• − Mortgage interest: −$7,842
• − Property taxes: −$475
• − Insurance: −$5,818
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$4,073
• Taxable loss: −$1,588
• Est. tax savings @ 24.0%: +$381
• After-tax cash flow: $909/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

• Census place: Kingman, AZ
• County: Mohave County · 181,906 people
• City population: 60,489
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 30,124
• Household income: $66,129
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 985.0

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% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 4% Slovak 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 1% Other Indo-European 1%

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: ▼ -128.30%
• Current HPI: 251.8208
• Rent YoY: ▼ -0.28%
• 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

+508.7% since first listed

7 events — show timeline

• 2026-06-08 Relisted — WARDEX
• 2026-06-06 Pending — WARDEX
• 2026-06-03 Relisted — WARDEX
• 2026-05-27 Pending — WARDEX
• 2026-04-30 Listed $140,000 WARDEX
• 2021-05-10 Sold (Public Records) $120,000 Public Records
• 2012-05-04 Sold (Public Records) $23,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $475 · -0.2% YoY. Source: county tax records.