1950 E Thompson Ave · New Kingman-Butler, AZ 86409

$99,800

2 bd · 2.0 ba · 980 sqft · Land public records · 64 Days on market

Built 1980 7,405 sqft lot $102/sqft · at area comps Est $98k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +6.7/15.0
• 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

Don't miss your chance to own this adorable updated 980 square foot 2 bedroom, 2 bath single wide manufactured home for under $100,000. Among the upgrades are new drywall, counter tops, electrical receptacles and lighting, carpet and laminate flooring throughout, mini-splits in both bedrooms and living room. If you don't feel like using the mini splits to warm you up in the winter, the wood burning stove in the living room will keep you nice and cozy. Enjoy your time outdoors on this spacious 7405 sq. ft lot with an awning over the concrete patio and fully fenced, landscaped yard including a mature shade tree and a pear tree. There's also plenty of room to park 3 cars off-street in the driveway. Call your agent to see it today. Owner and agent are related. Curtains, curtain rods and area rugs do not convey.

Key facts

• New drywall
• Laminate flooring
• Lighting

Tags

• NEW DRYWALL
• COUNTER TOPS
• ELECTRICAL RECEPTACLES
• LIGHTING
• CARPET
• LAMINATE FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $100k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/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: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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; 2 comparable units currently listed for rent nearby; 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 $690 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,812 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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: 1.26% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.39%
• DSCR: 1.77
• GRM: 6.6

CMA / ARV

• ARV (median comp): $98,125
• List price: $99,800
• Delta: 1.71%
• 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: 6.0%
• Equity multiple: 1.23×
• Total profit: $6,289
• Equity at exit: $14,881

10-year hold

• IRR: 13.0%
• Equity multiple: 1.92×
• Total profit: $25,708
• Equity at exit: $8,629

Cash invested: $27,944 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$523
• Tax from tax record: −$24 /mo · $294/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $405

Break-even live

Break-even rent $746

Max offer price $99,800

Occupancy floor 63%

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: $24,950
• Closing costs: $2,994
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2840 E Leroy Ave Kingman, AZ	1.0	1.0	728	$1,000	$1.37	44d	1	0.89mi
2915 E Thompson Ave Kingman, AZ	2.0	2.0	792	$1,150	$1.45	44d	1	0.95mi

Listing history 19 events

1. 2026-06-18
   days on market $99,800 Active 64 DOM
2. 2026-06-17
   days on market $99,800 Active 63 DOM
3. 2026-06-16
   days on market $99,800 Active 62 DOM
4. 2026-06-15
   days on market $99,800 Active 61 DOM
5. 2026-06-14
   days on market $99,800 Active 59 DOM
6. 2026-06-13
   days on market $99,800 Active 58 DOM
7. 2026-06-10
   days on market $99,800 Active 56 DOM
8. 2026-06-09
   days on market $99,800 Active 55 DOM
9. 2026-06-08
   days on market $99,800 Active 54 DOM
10. 2026-06-07
    days on market $99,800 Active 53 DOM
11. 2026-06-05
    days on market $99,800 Active 50 DOM
12. 2026-06-03
    days on market $99,800 Active 49 DOM
13. 2026-06-02
    days on market $99,800 Active 48 DOM
14. 2026-06-01
    days on market $99,800 Active 47 DOM
15. 2026-05-31
    days on market $99,800 Active 46 DOM
16. 2026-05-30
    days on market $99,800 Active 45 DOM
17. 2026-05-11
    status Active 818-char remark

    Show marketing remark (818 chars)

    Don't miss your chance to own this adorable updated 980 square foot 2 bedroom, 2 bath single wide manufactured home for under $100,000. Among the upgrades are new drywall, counter tops, electrical receptacles and lighting, carpet and laminate flooring throughout, mini-splits in both bedrooms and living room. If you don't feel like using the mini splits to warm you up in the winter, the wood burning stove in the living room will keep you nice and cozy. Enjoy your time outdoors on this spacious 7405 sq. ft lot with an awning over the concrete patio and fully fenced, landscaped yard including a mature shade tree and a pear tree. There's also plenty of room to park 3 cars off-street in the driveway. Call your agent to see it today. Owner and agent are related. Curtains, curtain rods and area rugs do not convey.

18. 2026-04-20
    status Pending 818-char remark

    Show marketing remark (818 chars)

    Don't miss your chance to own this adorable updated 980 square foot 2 bedroom, 2 bath single wide manufactured home for under $100,000. Among the upgrades are new drywall, counter tops, electrical receptacles and lighting, carpet and laminate flooring throughout, mini-splits in both bedrooms and living room. If you don't feel like using the mini splits to warm you up in the winter, the wood burning stove in the living room will keep you nice and cozy. Enjoy your time outdoors on this spacious 7405 sq. ft lot with an awning over the concrete patio and fully fenced, landscaped yard including a mature shade tree and a pear tree. There's also plenty of room to park 3 cars off-street in the driveway. Call your agent to see it today. Owner and agent are related. Curtains, curtain rods and area rugs do not convey.

19. 2026-03-25
    listed $99,800 Active 818-char remark

    Show marketing remark (818 chars)

    Don't miss your chance to own this adorable updated 980 square foot 2 bedroom, 2 bath single wide manufactured home for under $100,000. Among the upgrades are new drywall, counter tops, electrical receptacles and lighting, carpet and laminate flooring throughout, mini-splits in both bedrooms and living room. If you don't feel like using the mini splits to warm you up in the winter, the wood burning stove in the living room will keep you nice and cozy. Enjoy your time outdoors on this spacious 7405 sq. ft lot with an awning over the concrete patio and fully fenced, landscaped yard including a mature shade tree and a pear tree. There's also plenty of room to park 3 cars off-street in the driveway. Call your agent to see it today. Owner and agent are related. Curtains, curtain rods and area rugs do not convey.

ⓘ 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: $294 · $24/mo
• Projected year-2 tax: $659 · $55/mo
• Expected delta: +$365/yr (+$30/mo · 124.2%)

ⓘ 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 · 21 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: $15,106
• − Mortgage interest: −$5,590
• − Property taxes: −$294
• − Insurance: −$499
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$2,903
• Taxable income: $3,403
• Est. tax owed @ 24.0%: −$817
• After-tax cash flow: $4,044/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

3 events — show timeline

• 2026-05-11 Relisted — WARDEX
• 2026-04-20 Pending — WARDEX
• 2026-03-25 Listed $99,800 WARDEX

Property tax history

+2.6%/yr

Latest (2025): $294 · +1.8% YoY. Source: county tax records.