1116 E Birch · New Kingman-Butler, AZ 86409

$112,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured · 21 Days on market

Built 2019 Fair condition 4,400 sqft lot $90/sqft · 12% below area Est $127k · 12% under ↓ 9% since listing

---

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 +12.7/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME TO BEAUTIFUL KINGMAN RANCH MOBILE HOME PARK, A 55+ COMMUNITY. THIS LIKE NEW 3 BEDROOM 2 BATHROOM DOUBLEWIDE CAVCO MOBILE HOME HAS A SPLIT BEDROOM FLOOR PLAN, UPGRADED 2x6 CONSTRUCTION WITH EXTRA INSULATION, PLUS A COVERED PATIO AND A SCREENED IN PATIO FOR YOUR OUTDOORS ENJOYMENT OF THE BEAUTIFUL PARK LIKE SETTING DIRECTLY BEHIND THE HOME. THE PROPERTY INCLUDES A SHED AND 1 COVERED CARPORT. THERE IS A COMMUNITY CENTER THAT INCLUDES A SWIMMING POOL AND THE HOME BACKS UP TO A TREED WALKWAY.

Key facts

• Stylish countertops
• Private bathroom
• 4,400 sq ft lot

Tags

• OPEN-CONCEPT LIVING ROOM
• MODERN UPDATED CABINETS
• STYLISH COUNTERTOPS
• PLENTY OF STORAGE SPACE
• SPLIT-BEDROOM FLOOR PLAN
• PRIVATE BATHROOM

Property features AI

Finance

• Financial info: Land is leased
• HOA & community: Senior community; Community pool

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Electricity available (220 volts); Natural gas available
• Home design: Manufactured home (double wide); Residential property; Entry includes 36" door
• Construction: Double wide manufactured construction
• Exterior features: Shingle roof; No fencing; Community pool; Approximate lot dimensions 40 x 110; Windows certified as energy efficient

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Solid surface counters
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s); Electric cooling
• Interior features: Ceiling fans; Walk-in closets; Low emissivity windows; Window coverings; Accessible full bathroom
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $112k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $110k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% 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.
• 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 comparable units currently listed for rent nearby; 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 $774 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y 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 9→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,320 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 12.06%
• Cash-on-cash: 20.59%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $126,617
• List price: $112,000
• Delta: -11.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1116 E Birch	0.00mi	3/2.0	1,248 (0%)	0mo	$112,000	$90	100
925 E John Norman Ln	0.28mi	2/2.0 (-1)	1,248 (0%)	3mo	$129,900	$104	79
4945 N Sierra Rd	0.27mi	3/2.0	1,176 (-6%)	2mo	$185,000	$157	76
1535 E Potter Ave	0.51mi	3/2.0	1,240 (-1%)	0mo	$165,000	$133	75
1249 E Citrus Dr	0.21mi	2/2.0 (-1)	1,345 (+8%)	2mo	$113,000	$84	71
1240 E Citrus Dr	0.20mi	2/2.0 (-1)	1,300 (+4%)	12mo	$130,000	$100	69
1290 E Ames Ave	0.43mi	3/2.0	1,289 (+3%)	7mo	$205,000	$159	68
1540 E Suffock Ave	0.47mi	3/2.0	1,335 (+7%)	2mo	$80,000	$60	65
4921 Steinke Dr	0.45mi	2/2.0 (-1)	1,344 (+8%)	0mo	$185,000	$138	61
1130 E Suffock Ave	0.35mi	2/2.0 (-1)	1,063 (-15%)	3mo	$99,000	$93	51
1265 E Potter Ave	0.45mi	3/2.0	1,396 (+12%)	12mo	$125,000	$90	49
2010 E Suffock Ave	0.68mi	3/2.0	1,344 (+8%)	12mo	$200,000	$149	46

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 · 0.33% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.38×
• Total profit: $11,807
• Equity at exit: $16,700

10-year hold

• IRR: 16.7%
• Equity multiple: 2.20×
• Total profit: $37,614
• Equity at exit: $9,684

Cash invested: $31,360 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,661 medium
• Mortgage (P&I): −$587
• Tax est. 1.5%: −$140 /mo · $1,680/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $538

Break-even live

Break-even rent $980

Max offer price $112,000

Occupancy floor 63%

Sensitivity live

Price	-10% $616	-5% $577	+0% $538	+5% $499	+10% $461
Rent	-10% $407	-5% $473	+0% $538	+5% $604	+10% $669
Rate	-1.0pp $595	-0.5pp $567	base $538	+0.5pp $509	+1.0pp $480

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2658 E Punta Vista Kingman, AZ	3.0	2.0	1205	$1,700	$1.41	45d	1	1.27mi
2381 E Butler Ave Kingman, AZ	2.0	2.0	1152	$1,200	$1.04	45d	1	1.49mi

Listing history 15 events

1. 2026-05-15
   status Pending 1458-char remark
2. 2026-03-29
   listed $112,000 Active 1458-char remark
3. 2024-05-22
   soldstatus $121,500 Closed 500-char remark

   Show marketing remark (500 chars)

   WELCOME TO BEAUTIFUL KINGMAN RANCH MOBILE HOME PARK, A 55+ COMMUNITY. THIS LIKE NEW 3 BEDROOM 2 BATHROOM DOUBLEWIDE CAVCO MOBILE HOME HAS A SPLIT BEDROOM FLOOR PLAN, UPGRADED 2x6 CONSTRUCTION WITH EXTRA INSULATION, PLUS A COVERED PATIO AND A SCREENED IN PATIO FOR YOUR OUTDOORS ENJOYMENT OF THE BEAUTIFUL PARK LIKE SETTING DIRECTLY BEHIND THE HOME. THE PROPERTY INCLUDES A SHED AND 1 COVERED CARPORT. THERE IS A COMMUNITY CENTER THAT INCLUDES A SWIMMING POOL AND THE HOME BACKS UP TO A TREED WALKWAY.

4. 2024-04-17
   status Pending 500-char remark

   Show marketing remark (500 chars)

   WELCOME TO BEAUTIFUL KINGMAN RANCH MOBILE HOME PARK, A 55+ COMMUNITY. THIS LIKE NEW 3 BEDROOM 2 BATHROOM DOUBLEWIDE CAVCO MOBILE HOME HAS A SPLIT BEDROOM FLOOR PLAN, UPGRADED 2x6 CONSTRUCTION WITH EXTRA INSULATION, PLUS A COVERED PATIO AND A SCREENED IN PATIO FOR YOUR OUTDOORS ENJOYMENT OF THE BEAUTIFUL PARK LIKE SETTING DIRECTLY BEHIND THE HOME. THE PROPERTY INCLUDES A SHED AND 1 COVERED CARPORT. THERE IS A COMMUNITY CENTER THAT INCLUDES A SWIMMING POOL AND THE HOME BACKS UP TO A TREED WALKWAY.

5. 2024-03-20
   price $122,500 500-char remark

   Show marketing remark (500 chars)

   WELCOME TO BEAUTIFUL KINGMAN RANCH MOBILE HOME PARK, A 55+ COMMUNITY. THIS LIKE NEW 3 BEDROOM 2 BATHROOM DOUBLEWIDE CAVCO MOBILE HOME HAS A SPLIT BEDROOM FLOOR PLAN, UPGRADED 2x6 CONSTRUCTION WITH EXTRA INSULATION, PLUS A COVERED PATIO AND A SCREENED IN PATIO FOR YOUR OUTDOORS ENJOYMENT OF THE BEAUTIFUL PARK LIKE SETTING DIRECTLY BEHIND THE HOME. THE PROPERTY INCLUDES A SHED AND 1 COVERED CARPORT. THERE IS A COMMUNITY CENTER THAT INCLUDES A SWIMMING POOL AND THE HOME BACKS UP TO A TREED WALKWAY.

6. 2024-02-13
   price $135,000 500-char remark

   Show marketing remark (500 chars)

   WELCOME TO BEAUTIFUL KINGMAN RANCH MOBILE HOME PARK, A 55+ COMMUNITY. THIS LIKE NEW 3 BEDROOM 2 BATHROOM DOUBLEWIDE CAVCO MOBILE HOME HAS A SPLIT BEDROOM FLOOR PLAN, UPGRADED 2x6 CONSTRUCTION WITH EXTRA INSULATION, PLUS A COVERED PATIO AND A SCREENED IN PATIO FOR YOUR OUTDOORS ENJOYMENT OF THE BEAUTIFUL PARK LIKE SETTING DIRECTLY BEHIND THE HOME. THE PROPERTY INCLUDES A SHED AND 1 COVERED CARPORT. THERE IS A COMMUNITY CENTER THAT INCLUDES A SWIMMING POOL AND THE HOME BACKS UP TO A TREED WALKWAY.

7. 2024-01-16
   price $125,000 500-char remark

   Show marketing remark (500 chars)

   WELCOME TO BEAUTIFUL KINGMAN RANCH MOBILE HOME PARK, A 55+ COMMUNITY. THIS LIKE NEW 3 BEDROOM 2 BATHROOM DOUBLEWIDE CAVCO MOBILE HOME HAS A SPLIT BEDROOM FLOOR PLAN, UPGRADED 2x6 CONSTRUCTION WITH EXTRA INSULATION, PLUS A COVERED PATIO AND A SCREENED IN PATIO FOR YOUR OUTDOORS ENJOYMENT OF THE BEAUTIFUL PARK LIKE SETTING DIRECTLY BEHIND THE HOME. THE PROPERTY INCLUDES A SHED AND 1 COVERED CARPORT. THERE IS A COMMUNITY CENTER THAT INCLUDES A SWIMMING POOL AND THE HOME BACKS UP TO A TREED WALKWAY.

8. 2024-01-09
   listed $150,000 Active 500-char remark

   Show marketing remark (500 chars)

   WELCOME TO BEAUTIFUL KINGMAN RANCH MOBILE HOME PARK, A 55+ COMMUNITY. THIS LIKE NEW 3 BEDROOM 2 BATHROOM DOUBLEWIDE CAVCO MOBILE HOME HAS A SPLIT BEDROOM FLOOR PLAN, UPGRADED 2x6 CONSTRUCTION WITH EXTRA INSULATION, PLUS A COVERED PATIO AND A SCREENED IN PATIO FOR YOUR OUTDOORS ENJOYMENT OF THE BEAUTIFUL PARK LIKE SETTING DIRECTLY BEHIND THE HOME. THE PROPERTY INCLUDES A SHED AND 1 COVERED CARPORT. THERE IS A COMMUNITY CENTER THAT INCLUDES A SWIMMING POOL AND THE HOME BACKS UP TO A TREED WALKWAY.

9. 2021-05-11
   soldstatus $115,000

   Show marketing remark (858 chars)

   This spacious 3 bedroom 2bathroom home boasts a large open concept living, dining and Kitchen area with all the amenities such as gas stove , built in microwave oven , refrigerator and dishwasher. The master Suite has an oversized bathroom with double vanity as well as a walk in shower. The two guest rooms are large enough to accommodate a queen size bed and other furnishings. Plenty of storage through out the home. A large shed, covered parking area and Screened in Patio are also included. The park has a large clubhouse with billiard room, game rooms and kitchen. Heated Pool and Jacuzzi plenty of walking paths for our furry members of the family. Lot rent is $420.00 per month includes postal service, water and trash pick up. If you wish to purchase a home here you need to fill out an application with the park Monday through Thursday 9 to 4pm.

10. 2021-04-21
    listed $115,000

    Show marketing remark (858 chars)

    This spacious 3 bedroom 2bathroom home boasts a large open concept living, dining and Kitchen area with all the amenities such as gas stove , built in microwave oven , refrigerator and dishwasher. The master Suite has an oversized bathroom with double vanity as well as a walk in shower. The two guest rooms are large enough to accommodate a queen size bed and other furnishings. Plenty of storage through out the home. A large shed, covered parking area and Screened in Patio are also included. The park has a large clubhouse with billiard room, game rooms and kitchen. Heated Pool and Jacuzzi plenty of walking paths for our furry members of the family. Lot rent is $420.00 per month includes postal service, water and trash pick up. If you wish to purchase a home here you need to fill out an application with the park Monday through Thursday 9 to 4pm.

11. 2021-01-22
    listed $115,000
12. 2020-11-16
    listed $118,900
13. 2020-08-06
    listed $115,650
14. 2020-03-19
    listed $117,900
15. 2020-01-30
    listed $122,500

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 9 d/yr ≥100°F today · 23 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: $19,932
• − Mortgage interest: −$6,274
• − Property taxes: −$1,680
• − Insurance: −$560
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − Depreciation: −$3,258
• Taxable income: $4,971
• Est. tax owed @ 24.0%: −$1,193
• After-tax cash flow: $5,265/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This 3-bedroom, 2-bathroom manufactured home in Kingman Ranch Mobile Home Park requires moderate repairs and maintenance to improve its condition and value.

Repairs flagged

• Moderate exterior paint — Light paint, some wear
• Moderate interior paint — Painted, some wear
• Minor landscaping — Basic landscaping, some wear

Value-add opportunities

• Both paint exterior and interior — Enhances curb appeal and interior aesthetics
• Both landscaping upgrade — Improves curb appeal and enhances property value
• Rental HVAC maintenance — Ensures comfort and reduces utility costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Light paint, some wear	Moderate	$3,000–15,000
interior paint · Painted, some wear	Moderate	$3,000–15,000
landscaping · Basic landscaping, some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both landscaping upgrade — Improves curb appeal and enhances property value ↑
• Rental HVAC maintenance — Ensures comfort and reduces utility costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-8.6% since first listed

16 events — show timeline

• 2026-06-10 Sold (MLS) $112,000 WARDEX
• 2026-05-15 Pending — WARDEX
• 2026-03-29 Listed $112,000 WARDEX
• 2024-05-22 Sold (MLS) $121,500 WARDEX
• 2024-04-17 Pending — WARDEX
• 2024-03-20 Price Changed $122,500 WARDEX
• 2024-02-13 Price Changed $135,000 WARDEX
• 2024-01-16 Price Changed $125,000 WARDEX
• 2024-01-09 Listed $150,000 WARDEX
• 2021-05-11 Sold (MLS) $115,000 WARDEX
• 2021-04-21 Listed $115,000 WARDEX
• 2021-01-22 Listed $115,000 WARDEX
• 2020-11-16 Listed $118,900 WARDEX
• 2020-08-06 Listed $115,650 WARDEX
• 2020-03-19 Listed $117,900 WARDEX
• 2020-01-30 Listed $122,500 WARDEX