3541 N Roosevelt St · Kingman, AZ 86409

$475,000

6 bd · 3.0 ba · 2,236 sqft · MultiFamily public records · 29 Days on market

Built 1992 10,000 sqft lot

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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).

• Cash flow +14.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• 1% rule +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

1992 Triplex close to shopping, medical and most amenities. GREAT investment opportunity. Easy to rent. Each unit is about 700sf with 2 bedrooms and 1 bath kitchen and living area. Refrigerators and gas range/oven in each unit is provided by owner. Central gas heat. Cooling is by window air conditioner units, two in each unit. Each unit has a small fenced back yard and each also has a lockable storage room approx 5'X10'. Separate meters for electric and natural gas. Water is on one meter as the current landlord pays for water, sewer and trash. Small room with water and electric and washer/dryer hookup if new owner wants to provide a laundry room. Please do not disturb tenants.

Key facts

• Storage space
• Triplex
• Vacant unit

Tags

• TRIPLEX
• VACANT UNIT
• PRIVATE FENCED BACKYARDS
• STORAGE SPACE

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential income property; Quadruplex
• Construction: Stucco and frame construction
• Exterior features: Shingle roof; Lot about 0.23 acres (approximately 100' x 100'); Zoned K- R2 Res: MF, Medium Density

Interior

• Kitchen: Range/oven; Refrigerator
• Bedrooms: Each unit has 2 bedrooms
• Flooring: Vinyl
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Wall/window unit(s) for cooling
• Interior features: Vinyl flooring; Fenced area; Storage room

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1-bath units multifamily listed at $475k.

Deal economics

• At list price, monthly cash flow is $83 ($995/yr) — positive. Per door: $28/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $365k (23.1% below list).
• Recommended offer: $365k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.6% in Kingman — 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 79/100 on livability (#5 in AZ, #2,014 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, employment C-, schools D+.
• 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; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• At $3,653/mo this rent would consume 86% of the median local household income ($51k/yr) (locally 688% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 29 days — a 2% lower offer ($468k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.
• Current owner paid $184k; list at $475k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $365,300 (23.1% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.77% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.8%
• Equity multiple: 0.39×
• Total profit: $-81,486
• Equity at exit: $70,824

10-year hold

• IRR: -15.1%
• Equity multiple: 0.23×
• Total profit: $-102,311
• Equity at exit: $41,069

Cash invested: $133,000 (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 86409

• Rents YoY: 0.3%
• Active inventory: 643
• Price-to-rent: 32.5×

Monthly cashflow live

• Estimated rent: $3,653 medium
• Mortgage (P&I): −$2,491
• Tax from tax record: −$114 /mo · $1,369/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$767
• Net cashflow: $83

Break-even live

Break-even rent $3,548

Max offer price $475,000

Occupancy floor 93%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,654
Total (3 units)			$3,653

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $475,000 Active 29 DOM
2. 2026-06-17
   days on market $475,000 Active 28 DOM
3. 2026-06-16
   days on market $475,000 Active 27 DOM
4. 2026-06-15
   days on market $475,000 Active 26 DOM
5. 2026-06-14
   days on market $475,000 Active 24 DOM
6. 2026-06-13
   days on market $475,000 Active 23 DOM
7. 2026-06-10
   days on market $475,000 Active 21 DOM
8. 2026-06-09
   days on market $475,000 Active 20 DOM
9. 2026-06-08
   days on market $475,000 Active 19 DOM
10. 2026-06-07
    days on market $475,000 Active 18 DOM
11. 2026-06-05
    days on market $475,000 Active 15 DOM
12. 2026-06-03
    days on market $475,000 Active 14 DOM
13. 2026-06-02
    days on market $475,000 Active 13 DOM
14. 2026-06-01
    days on market $475,000 Active 12 DOM
15. 2026-05-31
    days on market $475,000 Active 11 DOM
16. 2026-05-30
    days on market $475,000 Active 10 DOM
17. 2026-05-20
    listed $475,000 Active
18. 2020-07-02
    soldstatus $184,500 685-char remark

    Show marketing remark (685 chars)

    1992 Triplex close to shopping, medical and most amenities. GREAT investment opportunity. Easy to rent. Each unit is about 700sf with 2 bedrooms and 1 bath kitchen and living area. Refrigerators and gas range/oven in each unit is provided by owner. Central gas heat. Cooling is by window air conditioner units, two in each unit. Each unit has a small fenced back yard and each also has a lockable storage room approx 5'X10'. Separate meters for electric and natural gas. Water is on one meter as the current landlord pays for water, sewer and trash. Small room with water and electric and washer/dryer hookup if new owner wants to provide a laundry room. Please do not disturb tenants.

19. 2020-07-02
    soldstatus $184,500

    Show marketing remark (685 chars)

    1992 Triplex close to shopping, medical and most amenities. GREAT investment opportunity. Easy to rent. Each unit is about 700sf with 2 bedrooms and 1 bath kitchen and living area. Refrigerators and gas range/oven in each unit is provided by owner. Central gas heat. Cooling is by window air conditioner units, two in each unit. Each unit has a small fenced back yard and each also has a lockable storage room approx 5'X10'. Separate meters for electric and natural gas. Water is on one meter as the current landlord pays for water, sewer and trash. Small room with water and electric and washer/dryer hookup if new owner wants to provide a laundry room. Please do not disturb tenants.

20. 2019-05-31
    listed $199,000 685-char remark

    Show marketing remark (685 chars)

    1992 Triplex close to shopping, medical and most amenities. GREAT investment opportunity. Easy to rent. Each unit is about 700sf with 2 bedrooms and 1 bath kitchen and living area. Refrigerators and gas range/oven in each unit is provided by owner. Central gas heat. Cooling is by window air conditioner units, two in each unit. Each unit has a small fenced back yard and each also has a lockable storage room approx 5'X10'. Separate meters for electric and natural gas. Water is on one meter as the current landlord pays for water, sewer and trash. Small room with water and electric and washer/dryer hookup if new owner wants to provide a laundry room. Please do not disturb tenants.

21. 1999-09-24
    soldstatus $117,000
22. 1995-03-23
    soldstatus $115,000

ⓘ 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: $1,369 · $114/mo
• Projected year-2 tax: $3,135 · $261/mo
• Expected delta: +$1,766/yr (+$147/mo · 129.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 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: $43,836
• − Mortgage interest: −$26,607
• − Property taxes: −$1,369
• − Insurance: −$2,375
• − Repairs & maintenance: −$3,507
• − Management: −$3,507
• − Depreciation: −$13,818
• Taxable loss: −$7,347
• Est. tax savings @ 24.0%: +$1,763
• After-tax cash flow: $2,759/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 — Kingman

• Score: 79/100
• State rank: #5
• US rank: #2014

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingman, AZ
• County: Mohave County · 181,906 people
• City population: 60,489
• 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

+313.0% since first listed

6 events — show timeline

• 2026-05-20 Listed $475,000 WARDEX
• 2020-07-02 Sold (Public Records) $184,500 Public Records
• 2020-07-02 Sold (MLS) $184,500 WARDEX
• 2019-05-31 Listed $199,000 WARDEX
• 1999-09-24 Sold (Public Records) $117,000 Public Records
• 1995-03-23 Sold (Public Records) $115,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,369 · +0.4% YoY. Source: county tax records.