2635 E Suffock Ave · New Kingman-Butler, AZ 86409

$159,900

3 bd · 2.0 ba · 1,568 sqft · Land public records · 63 Days on market

Built 2001 0.28 ac lot $102/sqft · at area comps Est $159k · at est. ↓ 27% since listing

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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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.4/15.0
• 1% rule +5.0/10.0
• 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

Presenting an opportunity at 2635 E Suffock AVE in Kingman, Arizona, USA, this manufactured home, constructed in 2001, offers a contemporary living environment. The residence encompasses 1568 square feet of thoughtfully arranged living space, providing ample room for comfort and personal pursuits. With three dedicated bedrooms, there is inherent flexibility to create private retreats or functional workspaces according to individual needs. The two full bathrooms ensure practical convenience, supporting a harmonious daily routine. This manufactured home presents a compelling proposition for those seeking a practical and adaptable living solution in Kingman, Arizona.

Key facts

• 0.28 acre lot
• Garage
• Built 2001

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $160k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 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.
• Market conditions: Rents flat; 643 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• This rent runs 38% 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 $1k of loan paydown is wiped out by about $5k 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 63 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $23k (12%) 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 8→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.00% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.45%
• DSCR: 1.38
• GRM: 8.3

CMA / ARV

• ARV (median comp): $159,459
• List price: $159,900
• Delta: 0.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-10,103
• Equity at exit: $23,842

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $438
• Equity at exit: $13,825

Cash invested: $44,772 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,605 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$47 /mo · $568/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $315

Break-even live

Break-even rent $1,206

Max offer price $159,900

Occupancy floor 75%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	44d	1	0.34mi
2995 E Ames Ave Kingman, AZ	3.0	2.0	1221	$1,250	$1.02	44d	1	0.35mi
2381 E Butler Ave Kingman, AZ	2.0	2.0	1152	$1,200	$1.04	44d	1	0.79mi
3356 E El Tovar Ave Kingman, AZ	3.0	2.0	1356	$1,975	$1.46	44d	1	1.08mi

Listing history 14 events

1. 2026-06-02
   status $159,900 Pending 63 DOM
2. 2026-06-01
   days on market $159,900 Active 63 DOM
3. 2026-05-31
   days on market $159,900 Active 62 DOM
4. 2026-05-30
   days on market $159,900 Active 61 DOM
5. 2026-05-17
   status Active 672-char remark

   Show marketing remark (672 chars)

   Presenting an opportunity at 2635 E Suffock AVE in Kingman, Arizona, USA, this manufactured home, constructed in 2001, offers a contemporary living environment. The residence encompasses 1568 square feet of thoughtfully arranged living space, providing ample room for comfort and personal pursuits. With three dedicated bedrooms, there is inherent flexibility to create private retreats or functional workspaces according to individual needs. The two full bathrooms ensure practical convenience, supporting a harmonious daily routine. This manufactured home presents a compelling proposition for those seeking a practical and adaptable living solution in Kingman, Arizona.

6. 2026-04-25
   price $159,900 672-char remark

   Show marketing remark (672 chars)

   Presenting an opportunity at 2635 E Suffock AVE in Kingman, Arizona, USA, this manufactured home, constructed in 2001, offers a contemporary living environment. The residence encompasses 1568 square feet of thoughtfully arranged living space, providing ample room for comfort and personal pursuits. With three dedicated bedrooms, there is inherent flexibility to create private retreats or functional workspaces according to individual needs. The two full bathrooms ensure practical convenience, supporting a harmonious daily routine. This manufactured home presents a compelling proposition for those seeking a practical and adaptable living solution in Kingman, Arizona.

7. 2026-04-24
   status Active 672-char remark

   Show marketing remark (672 chars)

   Presenting an opportunity at 2635 E Suffock AVE in Kingman, Arizona, USA, this manufactured home, constructed in 2001, offers a contemporary living environment. The residence encompasses 1568 square feet of thoughtfully arranged living space, providing ample room for comfort and personal pursuits. With three dedicated bedrooms, there is inherent flexibility to create private retreats or functional workspaces according to individual needs. The two full bathrooms ensure practical convenience, supporting a harmonious daily routine. This manufactured home presents a compelling proposition for those seeking a practical and adaptable living solution in Kingman, Arizona.

8. 2026-04-07
   status Pending 672-char remark

   Show marketing remark (672 chars)

   Presenting an opportunity at 2635 E Suffock AVE in Kingman, Arizona, USA, this manufactured home, constructed in 2001, offers a contemporary living environment. The residence encompasses 1568 square feet of thoughtfully arranged living space, providing ample room for comfort and personal pursuits. With three dedicated bedrooms, there is inherent flexibility to create private retreats or functional workspaces according to individual needs. The two full bathrooms ensure practical convenience, supporting a harmonious daily routine. This manufactured home presents a compelling proposition for those seeking a practical and adaptable living solution in Kingman, Arizona.

9. 2026-03-23
   price $169,900 672-char remark

   Show marketing remark (672 chars)

   Presenting an opportunity at 2635 E Suffock AVE in Kingman, Arizona, USA, this manufactured home, constructed in 2001, offers a contemporary living environment. The residence encompasses 1568 square feet of thoughtfully arranged living space, providing ample room for comfort and personal pursuits. With three dedicated bedrooms, there is inherent flexibility to create private retreats or functional workspaces according to individual needs. The two full bathrooms ensure practical convenience, supporting a harmonious daily routine. This manufactured home presents a compelling proposition for those seeking a practical and adaptable living solution in Kingman, Arizona.

10. 2026-02-18
    listed $182,500 Active 672-char remark

    Show marketing remark (672 chars)

    Presenting an opportunity at 2635 E Suffock AVE in Kingman, Arizona, USA, this manufactured home, constructed in 2001, offers a contemporary living environment. The residence encompasses 1568 square feet of thoughtfully arranged living space, providing ample room for comfort and personal pursuits. With three dedicated bedrooms, there is inherent flexibility to create private retreats or functional workspaces according to individual needs. The two full bathrooms ensure practical convenience, supporting a harmonious daily routine. This manufactured home presents a compelling proposition for those seeking a practical and adaptable living solution in Kingman, Arizona.

11. 2024-10-11
    soldstatus $222,000 Closed 918-char remark

    Show marketing remark (918 chars)

    Beautifully remodeled ground set double wide in a nice location close to Community College, elementary school, Community Park. Home sits on a large fully fenced lot providing with lots of space in both front and back yards. Beautiful mature trees provide shade and privacy! Garage is 24' deep so you can park your car and still have ample storage space. All rooms are spacious in this 1568 sq ft house. Each bedroom has a good size walk in closet. Split floor plan provides extra privacy. Primary suite bathroom is very nice with his and hers sinks, separate walk-in shower, soak tub, and private toilet area. Kitchen features stainless steel stove and dishwasher, plenty of cabinet and counter top space. Laundry hook ups are in the utility room off the kitchen. Property is being serviced by city water, electric, septic tank. It is on a maintained paved street. Plenty of parking for your motor home and other toys.

12. 2024-10-11
    soldstatus $222,000

    Show marketing remark (918 chars)

    Beautifully remodeled ground set double wide in a nice location close to Community College, elementary school, Community Park. Home sits on a large fully fenced lot providing with lots of space in both front and back yards. Beautiful mature trees provide shade and privacy! Garage is 24' deep so you can park your car and still have ample storage space. All rooms are spacious in this 1568 sq ft house. Each bedroom has a good size walk in closet. Split floor plan provides extra privacy. Primary suite bathroom is very nice with his and hers sinks, separate walk-in shower, soak tub, and private toilet area. Kitchen features stainless steel stove and dishwasher, plenty of cabinet and counter top space. Laundry hook ups are in the utility room off the kitchen. Property is being serviced by city water, electric, septic tank. It is on a maintained paved street. Plenty of parking for your motor home and other toys.

13. 2024-09-10
    status Pending 918-char remark

    Show marketing remark (918 chars)

    Beautifully remodeled ground set double wide in a nice location close to Community College, elementary school, Community Park. Home sits on a large fully fenced lot providing with lots of space in both front and back yards. Beautiful mature trees provide shade and privacy! Garage is 24' deep so you can park your car and still have ample storage space. All rooms are spacious in this 1568 sq ft house. Each bedroom has a good size walk in closet. Split floor plan provides extra privacy. Primary suite bathroom is very nice with his and hers sinks, separate walk-in shower, soak tub, and private toilet area. Kitchen features stainless steel stove and dishwasher, plenty of cabinet and counter top space. Laundry hook ups are in the utility room off the kitchen. Property is being serviced by city water, electric, septic tank. It is on a maintained paved street. Plenty of parking for your motor home and other toys.

14. 2024-09-05
    listed $219,000 Active 918-char remark

    Show marketing remark (918 chars)

    Beautifully remodeled ground set double wide in a nice location close to Community College, elementary school, Community Park. Home sits on a large fully fenced lot providing with lots of space in both front and back yards. Beautiful mature trees provide shade and privacy! Garage is 24' deep so you can park your car and still have ample storage space. All rooms are spacious in this 1568 sq ft house. Each bedroom has a good size walk in closet. Split floor plan provides extra privacy. Primary suite bathroom is very nice with his and hers sinks, separate walk-in shower, soak tub, and private toilet area. Kitchen features stainless steel stove and dishwasher, plenty of cabinet and counter top space. Laundry hook ups are in the utility room off the kitchen. Property is being serviced by city water, electric, septic tank. It is on a maintained paved street. Plenty of parking for your motor home and other toys.

ⓘ 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: $568 · $47/mo
• Projected year-2 tax: $1,055 · $88/mo
• Expected delta: +$487/yr (+$41/mo · 85.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 8 d/yr ≥100°F today · 19 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: $19,257
• − Mortgage interest: −$8,957
• − Property taxes: −$568
• − Insurance: −$800
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$4,652
• Taxable income: $1,199
• Est. tax owed @ 24.0%: −$288
• After-tax cash flow: $3,495/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

-27.0% since first listed

10 events — show timeline

• 2026-05-17 Relisted — WARDEX
• 2026-04-25 Price Changed $159,900 WARDEX
• 2026-04-24 Relisted — WARDEX
• 2026-04-07 Pending — WARDEX
• 2026-03-23 Price Changed $169,900 WARDEX
• 2026-02-18 Listed $182,500 WARDEX
• 2024-10-11 Sold (Public Records) $222,000 Public Records
• 2024-10-11 Sold (MLS) $222,000 WARDEX
• 2024-09-10 Pending — WARDEX
• 2024-09-05 Listed $219,000 WARDEX

Property tax history

+40.0%/yr

Latest (2025): $568 · +597.1% YoY. Source: county tax records.