1188 E Birch Dr · New Kingman-Butler, AZ 86401

$100,000

2 bd · 2.0 ba · 1,868 sqft · Manufactured · 142 Days on market

Manufactured home Built 1989 Good condition $54/sqft · 39% below area Est $164k · 39% under

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Why this score? — see what drove the C 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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.0/10.0
• Condition / age +3.8/5.0
• Appreciation +2.5/10.0
• Livability +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.0/10.0
• Manufactured-home adj. -5.1

Listing remarks MLS

Well-maintained and move-in ready! This home features newer carpet and fresh interior paint, complemented by updated light fixtures throughout The kitchen shines with a new sink and recently replaced refrigerator and gas stove/oven. Both bathrooms have been upgraded with new toilets. Additionally the primary bathroom includes a new shower door. The exterior has been freshly painted for great curb appeal. Enjoy outdoor living on the spacious covered patio and large deck, perfectly positioned to face the greenbelt-offering added privacy and open space between neighbors. A single-car carport and storage shed round out this home perfectly. RV parking is available within the conmunity for an additional fee.

Key facts

• Gas stove oven
• New shower door
• Upgraded toilets

Tags

• NEW SINK
• REPLACED REFRIGERATOR
• GAS STOVE OVEN
• UPGRADED TOILETS
• NEW SHOWER DOOR
• FRESHLY PAINTED EXTERIOR

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.6% 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 C — 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 soft (-0.3%/yr); 1181 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 $691 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.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 6y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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: 1.10% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $163,901
• List price: $100,000
• Delta: -38.99%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1296 E Birch Dr	0.17mi	3/2.0 (+1)	1,740 (-7%)	3mo	$82,500	$47	73
1080 E Huffman Way	0.17mi	3/2.0 (+1)	1,960 (+5%)	21mo	$235,000	$120	62
1045 E Christianson Ave	0.20mi	3/2.0 (+1)	1,680 (-10%)	13mo	$184,000	$110	58
995 E John Norman Ln	0.29mi	3/2.0 (+1)	1,693 (-9%)	10mo	$185,000	$109	57
4897 N Edie Dr	0.36mi	3/2.0 (+1)	1,904 (+2%)	22mo	$205,000	$108	57
4805 N Van Nuys Rd	0.72mi	3/2.0 (+1)	1,683 (-10%)	6mo	$230,000	$137	40
2095 E Suffock Ave	0.64mi	3/2.0 (+1)	2,037 (+9%)	22mo	$198,900	$98	32

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: -8.3%
• Equity multiple: 0.71×
• Total profit: $-8,245
• Equity at exit: $14,910

10-year hold

• IRR: -3.2%
• Equity multiple: 0.82×
• Total profit: $-5,166
• Equity at exit: $8,646

Cash invested: $28,000 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Months of supply: 2.4 mo (42%/mo absorbed)
• Median asking: $249,000 ($137/sqft)
• Median days on market: 64 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -36.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 86401

• Home prices YoY: -33.8%
• Rents YoY: -0.3%
• Active inventory: 1181
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $175

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 79%

Sensitivity live

Price	-10% $244	-5% $210	+0% $175	+5% $141	+10% $106
Rent	-10% $89	-5% $132	+0% $175	+5% $218	+10% $262
Rate	-1.0pp $226	-0.5pp $201	base $175	+0.5pp $149	+1.0pp $123

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: $25,000
• Closing costs: $3,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $100,000 Active 142 DOM
2. 2026-08-07
   days on market $100,000 Active 141 DOM
3. 2026-08-06
   days on market $100,000 Active 140 DOM
4. 2026-08-05
   days on market $100,000 Active 139 DOM
5. 2026-08-04
   days on market $100,000 Active 138 DOM
6. 2026-08-03
   days on market $100,000 Active 137 DOM
7. 2026-07-31
   days on market $100,000 Active 134 DOM
8. 2026-07-30
   days on market $100,000 Active 133 DOM
9. 2026-07-29
   days on market $100,000 Active 132 DOM
10. 2026-07-27
    days on market $100,000 Active 130 DOM
11. 2026-07-25
    days on market $100,000 Active 128 DOM
12. 2026-07-24
    days on market $100,000 Active 127 DOM
13. 2026-07-23
    days on market $100,000 Active 126 DOM
14. 2026-07-22
    days on market $100,000 Active 125 DOM
15. 2026-07-21
    days on market $100,000 Active 124 DOM
16. 2026-07-18
    pricedays on market $100,000 Active 121 DOM
17. 2026-07-16
    days on market $115,000 Active 119 DOM
18. 2026-07-16
    days on market $115,000 Active 118 DOM
19. 2026-07-14
    status $115,000 Active 117 DOM
20. 2026-07-01
    status $115,000 Pending 117 DOM
21. 2026-06-30
    days on market $115,000 Active 117 DOM
22. 2026-06-29
    days on market $115,000 Active 116 DOM
23. 2026-06-28
    days on market $115,000 Active 115 DOM
24. 2026-06-28
    pricedays on market $115,000 Active 114 DOM
25. 2026-06-25
    days on market $117,000 Active 111 DOM
26. 2026-06-23
    days on market $117,000 Active 109 DOM
27. 2026-06-21
    days on market $117,000 Active 108 DOM
28. 2026-06-18
    days on market $117,000 Active 105 DOM
29. 2026-06-17
    days on market $117,000 Active 104 DOM
30. 2026-06-16
    days on market $117,000 Active 103 DOM
31. 2026-06-15
    days on market $117,000 Active 102 DOM
32. 2026-06-14
    days on market $117,000 Active 100 DOM
33. 2026-06-13
    days on market $117,000 Active 99 DOM
34. 2026-06-10
    days on market $117,000 Active 97 DOM
35. 2026-06-09
    days on market $117,000 Active 96 DOM
36. 2026-06-08
    days on market $117,000 Active 95 DOM
37. 2026-06-07
    days on market $117,000 Active 94 DOM
38. 2026-06-05
    days on market $117,000 Active 91 DOM
39. 2026-06-03
    days on market $117,000 Active 90 DOM
40. 2026-06-02
    days on market $117,000 Active 89 DOM
41. 2026-06-01
    days on market $117,000 Active 88 DOM
42. 2026-05-31
    days on market $117,000 Active 87 DOM
43. 2026-05-30
    days on market $117,000 Active 86 DOM
44. 2026-04-29
    price $117,000 711-char remark

    Show marketing remark (711 chars)

    Well-maintained and move-in ready! This home features newer carpet and fresh interior paint, complemented by updated light fixtures throughout The kitchen shines with a new sink and recently replaced refrigerator and gas stove/oven. Both bathrooms have been upgraded with new toilets. Additionally the primary bathroom includes a new shower door. The exterior has been freshly painted for great curb appeal. Enjoy outdoor living on the spacious covered patio and large deck, perfectly positioned to face the greenbelt-offering added privacy and open space between neighbors. A single-car carport and storage shed round out this home perfectly. RV parking is available within the conmunity for an additional fee.

45. 2026-04-12
    price $120,000 711-char remark

    Show marketing remark (711 chars)

    Well-maintained and move-in ready! This home features newer carpet and fresh interior paint, complemented by updated light fixtures throughout The kitchen shines with a new sink and recently replaced refrigerator and gas stove/oven. Both bathrooms have been upgraded with new toilets. Additionally the primary bathroom includes a new shower door. The exterior has been freshly painted for great curb appeal. Enjoy outdoor living on the spacious covered patio and large deck, perfectly positioned to face the greenbelt-offering added privacy and open space between neighbors. A single-car carport and storage shed round out this home perfectly. RV parking is available within the conmunity for an additional fee.

46. 2026-03-05
    listed $125,000 Active 711-char remark

    Show marketing remark (711 chars)

    Well-maintained and move-in ready! This home features newer carpet and fresh interior paint, complemented by updated light fixtures throughout The kitchen shines with a new sink and recently replaced refrigerator and gas stove/oven. Both bathrooms have been upgraded with new toilets. Additionally the primary bathroom includes a new shower door. The exterior has been freshly painted for great curb appeal. Enjoy outdoor living on the spacious covered patio and large deck, perfectly positioned to face the greenbelt-offering added privacy and open space between neighbors. A single-car carport and storage shed round out this home perfectly. RV parking is available within the conmunity for an additional fee.

47. 2025-07-24
    listed $127,000 Active
48. 2025-05-10
    price $127,000
49. 2025-01-17
    listed $129,000 Active
50. 2024-10-25
    status Active

ⓘ 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: $13,158
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$2,909
• Taxable income: $542
• Est. tax owed @ 24.0%: −$130
• After-tax cash flow: $1,972/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

Good 75/100 Cosmetic rehab Est. rehab $9,340–$28,020 screening

This well-maintained and move-in ready manufactured home features updated interiors and exteriors, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and outdoor living space. ↑
• Both Painting exterior trim — Improves curb appeal and enhances home's value. ↑
• Both Upgrading outdoor lighting — Enhances safety and curb appeal. ↑
• Both Adding privacy fencing — Improves privacy and outdoor living space. ↑
• Resale Upgrading appliances — Modernizes the kitchen and enhances appeal to potential buyers. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 10/100

Zoned Schools

Elementary Cerbat Elementary F AZ #963/1,109 Nat'l #38,100/41,679 Middle Kingman Middle School F AZ #180/218 Nat'l #13,186/14,009 High Kingman High School F AZ #364/381 Nat'l #16,861/17,239

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 · 209,184 people
• 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: 5% of renters

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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%

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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%

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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

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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

+74.6% since first listed

18 events — show timeline

• 2026-04-29 Price Changed $117,000 WARDEX
• 2026-04-12 Price Changed $120,000 WARDEX
• 2026-03-05 Listed $125,000 WARDEX
• 2025-07-24 Listed $127,000 WARDEX
• 2025-05-10 Price Changed $127,000 WARDEX
• 2025-01-17 Listed $129,000 WARDEX
• 2024-10-25 Relisted — WARDEX
• 2024-10-02 Pending — WARDEX
• 2024-09-06 Price Changed $129,000 WARDEX
• 2024-03-27 Price Changed $135,000 WARDEX
• 2024-03-26 Relisted — WARDEX
• 2024-03-21 Pending — WARDEX
• 2024-02-29 Listed $125,000 WARDEX
• 2022-08-23 Sold (MLS) $110,000 WARDEX
• 2022-08-12 Pending — WARDEX
• 2022-07-12 Listed $110,000 WARDEX
• 2020-05-04 Listed $59,900 WARDEX
• 2020-01-01 Listed $67,000 WARDEX