3614 E Hearne Ave · New Kingman-Butler, AZ 86409

$50,000

2 bd · 1.0 ba · 845 sqft · Land public records · 286 Days on market

Built 1983 5,663 sqft lot $59/sqft · 50% below area ↓ 23% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Perfect investment opportunity, 2 bedroom 1 bath singlewide on large, fully fenced lot with lots of potential. Fix and flip, or rent it out! * Electric oven * Laminate flooring Located nearby shopping, restaurants, salons, convenience stores, schools and park(with dog park). Seller does not have any utilities turned on.

Key facts

• 5,663 sq ft lot
• Built 1983
• Listed 286 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $50k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.6% 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 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $346 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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 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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 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: 2.06% ✓
• Cap rate: 18.62%
• Cash-on-cash: 44.01%
• DSCR: 2.96
• GRM: 4.0

CMA / ARV

• ARV (median comp): $100,531
• List price: $50,000
• Delta: -50.26%
• 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: 38.0%
• Equity multiple: 2.56×
• Total profit: $21,885
• Equity at exit: $7,455

10-year hold

• IRR: 43.3%
• Equity multiple: 4.61×
• Total profit: $50,610
• Equity at exit: $4,323

Cash invested: $14,000 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$19 /mo · $230/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $513

Break-even live

Break-even rent $383

Max offer price $50,000

Occupancy floor 45%

Sensitivity live

Price	-10% $542	-5% $528	+0% $513	+5% $499	+10% $485
Rent	-10% $432	-5% $473	+0% $513	+5% $554	+10% $595
Rate	-1.0pp $539	-0.5pp $526	base $513	+0.5pp $500	+1.0pp $487

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3600 E Thompson Ave Kingman, AZ	1.0	1.0	600	$800	$1.33	45d	1	0.14mi
2915 E Thompson Ave Kingman, AZ	2.0	2.0	792	$1,150	$1.45	44d	1	1.32mi
2840 E Leroy Ave Kingman, AZ	1.0	1.0	728	$1,000	$1.37	44d	1	1.38mi

Listing history 23 events

1. 2026-06-18
   days on market $50,000 Active 286 DOM
2. 2026-06-17
   days on market $50,000 Active 285 DOM
3. 2026-06-16
   days on market $50,000 Active 284 DOM
4. 2026-06-15
   days on market $50,000 Active 283 DOM
5. 2026-06-14
   days on market $50,000 Active 281 DOM
6. 2026-06-13
   days on market $50,000 Active 280 DOM
7. 2026-06-10
   days on market $50,000 Active 278 DOM
8. 2026-06-09
   days on market $50,000 Active 277 DOM
9. 2026-06-08
   days on market $50,000 Active 276 DOM
10. 2026-06-07
    days on market $50,000 Active 275 DOM
11. 2026-06-05
    days on market $50,000 Active 272 DOM
12. 2026-06-03
    days on market $50,000 Active 271 DOM
13. 2026-06-02
    days on market $50,000 Active 270 DOM
14. 2026-06-01
    days on market $50,000 Active 269 DOM
15. 2026-05-31
    days on market $50,000 Active 268 DOM
16. 2026-05-30
    days on market $50,000 Active 267 DOM
17. 2025-09-05
    listed $50,000 Active 323-char remark

    Show marketing remark (323 chars)

    Perfect investment opportunity, 2 bedroom 1 bath singlewide on large, fully fenced lot with lots of potential. Fix and flip, or rent it out! * Electric oven * Laminate flooring Located nearby shopping, restaurants, salons, convenience stores, schools and park(with dog park). Seller does not have any utilities turned on.

18. 2025-05-23
    price $50,000
19. 2025-01-27
    price $58,000
20. 2025-01-17
    status Active
21. 2025-01-13
    status Active
22. 2024-12-16
    status Pending
23. 2024-07-11
    listed $65,000 Active

ⓘ 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: $230 · $19/mo
• Projected year-2 tax: $330 · $28/mo
• Expected delta: +$100/yr (+$8/mo · 43.3%)

ⓘ 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 (unshaded) · 0% 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: $12,390
• − Mortgage interest: −$2,801
• − Property taxes: −$230
• − Insurance: −$250
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$1,455
• Taxable income: $5,672
• Est. tax owed @ 24.0%: −$1,361
• After-tax cash flow: $4,800/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

-23.1% since first listed

7 events — show timeline

• 2025-09-05 Listed $50,000 WARDEX
• 2025-05-23 Price Changed $50,000 WARDEX
• 2025-01-27 Price Changed $58,000 WARDEX
• 2025-01-17 Relisted — WARDEX
• 2025-01-13 Relisted — WARDEX
• 2024-12-16 Pending — WARDEX
• 2024-07-11 Listed $65,000 WARDEX

Property tax history

-2.2%/yr

Latest (2025): $230 · +1.7% YoY. Source: county tax records.