10286 S Hamilton Dr · Arizona Village, AZ 86440

$275,000

3 bd · 4.0 ba · 2,522 sqft · SingleFamily public records · 78 Days on market

Built 2004 9,000 sqft lot ↓ 21% since listing

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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).

• Appreciation +10.0/10.0
• Cash flow +8.6/30.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.8/10.0
• Schools +1.3/10.0

Listing remarks

Built in 2004, this custom home was designed with all the bells and whistles of its time and still offers incredible space and potential today! With over 2500 sf in Mohave Valley, you'll enjoy a prime location near Jack Smith launch, California border and just a short drive to Laughlin. Features a tiled roof, front window awnings, unique interior columns, crystal chandeliers, ceiling fans and generously sized bedrooms. Situated on a spacious quarter-acre lot with plenty of room for boats, RVs and all your toys. Priced to sell. .. bring your vision and make this one your own.

Key facts

• Wrought iron gates
• Full guest bathroom
• Circular driveway

Tags

• CUSTOM BUILT HOME
• FULL GUEST BATHROOM
• FULLY BLOCK WALL FENCED LOT
• WROUGHT IRON GATES
• CIRCULAR DRIVEWAY
• BACK PATIO

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; RV access/parking; Garage door opener
• Security: Leased security system
• Utilities: 220 Volt electric service; Septic tank
• Home design: Single family residence; One story; Stucco construction
• Construction: Tile roof; Stucco exterior; One level
• Exterior features: Patio; Block fencing in front and back yard; Gazebo; Water‑smart landscaping; Has a view; No pool

Interior

• Kitchen: Electric oven; Electric range; Solid surface counters; Pantry
• Flooring: Tile
• Bathrooms: 4 full bathrooms
• Heating & cooling: Heat pump; Central heating; Central air; Electric heating; Ceiling fans
• Interior features: Ceiling fans; Open floor plan; Pantry; Vaulted ceilings; Therapeutic whirlpool
• Laundry & utility: Washer/dryer hookups inside (electric dryer hookup); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-236 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (31.9% below list).
• Recommended offer: $187k (31.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#252 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Colorado River Union High School District (4381) (town): math 13% / reading 17% proficiency, ranked #213 of 249 in AZ (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 217 active listings in the ZIP; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $187,402 (31.9% 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 78 days. Have you received any prior offers? Is the seller open to a 32% 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 F-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: 0.68% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $592,670
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10083 S Pamela St	0.62mi	4/3.5 (+1)	2,700 (+7%)	20mo	$635,000	$235	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.75×
• Total profit: $134,686
• Equity at exit: $247,742

10-year hold

• IRR: 19.5%
• Equity multiple: 6.30×
• Total profit: $408,256
• Equity at exit: $534,265

Cash invested: $77,000 (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 86440

• Home prices YoY: 4.2%
• Active inventory: 217
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,874 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$159 /mo · $1,912/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-236

Break-even live

Break-even rent $2,172

Max offer price $233,393

Occupancy floor —

Sensitivity live

Price	-10% $-80	-5% $-158	+0% $-236	+5% $-313	+10% $-391
Rent	-10% $-384	-5% $-310	+0% $-236	+5% $-162	+10% $-87
Rate	-1.0pp $-97	-0.5pp $-166	base $-236	+0.5pp $-307	+1.0pp $-379

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-03
   statusdays on market $275,000 Pending 78 DOM
2. 2026-06-02
   days on market $275,000 Active 77 DOM
3. 2026-06-01
   days on market $275,000 Active 76 DOM
4. 2026-05-31
   days on market $275,000 Active 75 DOM
5. 2026-05-30
   days on market $275,000 Active 74 DOM
6. 2026-05-21
   price $275,000
7. 2026-04-21
   price $299,900
8. 2026-03-26
   price $329,000
9. 2026-03-17
   listed $349,800 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: $1,912 · $159/mo
• Projected year-2 tax: $1,912 · $159/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 18% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥117°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: $22,488
• − Mortgage interest: −$15,404
• − Property taxes: −$1,912
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − Depreciation: −$8,000
• Taxable loss: −$7,801
• Est. tax savings @ 24.0%: +$1,872
• After-tax cash flow: $-954/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: Colorado River Union High School District (4381)
• NCES district ID: 0400082
• Math proficiency: 13% ▼ -17.00%
• Reading proficiency: 17% ▼ -18.00%
• Median HH income: $39,132
• Composite: 12.72/100
• National rank: #9603
• State rank: #213 of 249 in AZ

Livability — Arizona Village

• Score: 56/100
• State rank: #252
• US rank: #22996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,403

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 11% Native American 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Iranian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 13.05%
• Current HPI: 322.7772
• Rent YoY: —
• Metro: —
• 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

-21.4% since first listed

4 events — show timeline

• 2026-05-21 Price Changed $275,000 WARDEX
• 2026-04-21 Price Changed $299,900 WARDEX
• 2026-03-26 Price Changed $329,000 WARDEX
• 2026-03-17 Listed $349,800 WARDEX

Property tax history

+3.7%/yr

Latest (2025): $1,912 · +13.5% YoY. Source: county tax records.