1125 E Aralia Dr · New Kingman-Butler, AZ 86409

$126,000

2 bd · 2.0 ba · 1,484 sqft · Manufactured · 282 Days on market

Built 1993 Fair condition $85/sqft · 20% below area Est $157k · 20% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• 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

Charming Furnished 2 Bedroom, 2 Bath Home in Quiet 55+ Community with community pool This well-kept furnished 2 bedroom, 2 bath manufactured home is located in a quiet 55+ community where residents enjoy a refreshing pool and peaceful neighborhood setting. The roof is new which adds peace of mind and long-term value. Inside, you ll find a spacious living room filled with natural light, a bright kitchen with center island, abundant cabinetry, and a cheerful casual dining nook just off the kitchen. A separate formal dining room with built-in cabinetry is perfect for entertaining or holiday gatherings. The home also offers a separate laundry room for added convenience. The primary suite is generously sized with room for a full furniture set, while the guest bedroom provides comfort and flexibility for visitors, hobbies, or a home office. Outside, relax on the covered front porch with ramp access, or take advantage of the paved driveway and storage shed. Conveniently located near shopping, dining, and main roadways, this move-in ready furnished home offers easy living with community amenities in an active adult setting. A must see!

Key facts

• Covered front porch
• Community pool
• Paved driveway

Tags

• COMMUNITY POOL
• NEW ROOF
• SEPARATE LAUNDRY ROOM
• COVERED FRONT PORCH
• PAVED DRIVEWAY
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $126k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $126k).
• Recommended offer: $111k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 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 34% 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 $871 of loan paydown is wiped out by about $4k 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 282 days — a 12% lower offer ($111k) is reasonable based on typical stale-listing flexibility.

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 $110,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 282 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.56%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $157,174
• List price: $126,000
• Delta: -19.83%
• 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
1280 Citrus	0.25mi	2/2.0	1,556 (+5%)	1mo	$120,000	$77	79
1249 E Citrus Dr	0.23mi	2/2.0	1,345 (-9%)	2mo	$113,000	$84	72
4959 Scotty Dr	0.32mi	2/2.0	1,440 (-3%)	11mo	$239,900	$167	71
4921 Steinke Dr	0.44mi	2/2.0	1,344 (-9%)	0mo	$185,000	$138	64
1240 E Citrus Dr	0.21mi	2/2.0	1,300 (-12%)	12mo	$130,000	$100	59
1540 E Suffock Ave	0.43mi	3/2.0 (+1)	1,335 (-10%)	2mo	$80,000	$60	57
1045 E Christianson Ave	0.15mi	3/2.0 (+1)	1,680 (+13%)	12mo	$184,000	$110	56
1265 E Potter Ave	0.41mi	3/2.0 (+1)	1,396 (-6%)	12mo	$125,000	$90	56
995 E John Norman Ln	0.27mi	3/2.0 (+1)	1,693 (+14%)	9mo	$185,000	$109	52
1290 E Ames Ave	0.39mi	3/2.0 (+1)	1,289 (-13%)	7mo	$205,000	$159	49
2010 E Suffock Ave	0.66mi	3/2.0 (+1)	1,344 (-9%)	12mo	$200,000	$149	39
4805 N Van Nuys Rd	0.74mi	3/2.0 (+1)	1,683 (+13%)	4mo	$230,000	$137	35

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-6,307
• Equity at exit: $18,787

10-year hold

• IRR: 1.3%
• Equity multiple: 1.08×
• Total profit: $2,810
• Equity at exit: $10,894

Cash invested: $35,280 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,458 medium
• Mortgage (P&I): −$661
• Tax est. 1.5%: −$158 /mo · $1,890/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $281

Break-even live

Break-even rent $1,102

Max offer price $126,000

Occupancy floor 76%

Sensitivity live

Price	-10% $368	-5% $325	+0% $281	+5% $238	+10% $194
Rent	-10% $166	-5% $224	+0% $281	+5% $339	+10% $396
Rate	-1.0pp $345	-0.5pp $313	base $281	+0.5pp $248	+1.0pp $215

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: $31,500
• Closing costs: $3,780
• 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	1.21mi
2381 E Butler Ave Kingman, AZ	2.0	2.0	1152	$1,200	$1.04	45d	1	1.40mi

Listing history 12 events

1. 2026-06-13
   status $126,000 Pending 282 DOM
2. 2026-06-10
   days on market $126,000 Active 282 DOM
3. 2026-06-09
   days on market $126,000 Active 281 DOM
4. 2026-06-08
   days on market $126,000 Active 280 DOM
5. 2026-06-07
   days on market $126,000 Active 279 DOM
6. 2026-06-05
   days on market $126,000 Active 276 DOM
7. 2026-06-03
   days on market $126,000 Active 275 DOM
8. 2026-06-02
   days on market $126,000 Active 274 DOM
9. 2026-06-01
   days on market $126,000 Active 273 DOM
10. 2026-05-31
    days on market $126,000 Active 272 DOM
11. 2026-05-30
    days on market $126,000 Active 271 DOM
12. 2025-09-01
    listed $126,000 Active 1145-char remark

    Show marketing remark (1145 chars)

    Charming Furnished 2 Bedroom, 2 Bath Home in Quiet 55+ Community with community pool This well-kept furnished 2 bedroom, 2 bath manufactured home is located in a quiet 55+ community where residents enjoy a refreshing pool and peaceful neighborhood setting. The roof is new which adds peace of mind and long-term value. Inside, you ll find a spacious living room filled with natural light, a bright kitchen with center island, abundant cabinetry, and a cheerful casual dining nook just off the kitchen. A separate formal dining room with built-in cabinetry is perfect for entertaining or holiday gatherings. The home also offers a separate laundry room for added convenience. The primary suite is generously sized with room for a full furniture set, while the guest bedroom provides comfort and flexibility for visitors, hobbies, or a home office. Outside, relax on the covered front porch with ramp access, or take advantage of the paved driveway and storage shed. Conveniently located near shopping, dining, and main roadways, this move-in ready furnished home offers easy living with community amenities in an active adult setting. A must see!

ⓘ 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: $17,497
• − Mortgage interest: −$7,058
• − Property taxes: −$1,890
• − Insurance: −$630
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$3,665
• Taxable income: $1,454
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $3,024/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 · 13 photos

Fair 45/100 Cosmetic rehab

A well-maintained 2-bedroom, 2-bath manufactured home in a quiet 55+ community. The home has a good roof and a good foundation, but needs cosmetic repairs to the exterior and paint.

Repairs flagged

• Moderate Siding — Weathered appearance
• Moderate Paint — Faded appearance

Value-add opportunities

• Both Painting and repainting the exterior — Enhances curb appeal and resale value
• Both Re-siding the exterior — Improves structural integrity and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Weathered appearance	Moderate	$3,000–15,000
Paint · Faded appearance	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Both Painting and repainting the exterior — Enhances curb appeal and resale value ↑
• Both Re-siding the exterior — Improves structural integrity and appearance ↑

ⓘ 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

1 event — show timeline

• 2025-09-01 Listed $126,000 WARDEX