4266 N Eagle Dr · New Kingman-Butler, AZ 86409

$100,000

3 bd · 1.0 ba · 840 sqft · Land public records · 197 Days on market

Built 1978 5,600 sqft lot $119/sqft · at area comps Est $100k · at est.

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.3/15.0
• 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

Completely updated 3 bedroom, 1 bathroom home with modern upgrades throughout! This home features new vinyl plank flooring, updated subfloor where needed, mostly new drywall with fresh paint, new light switches, receptacles, lighting, windows, blinds, and all new interior/exterior doors. The kitchen has been fully remodeled with new cabinets, countertops, sink, and dishwasher. The bathroom offers a new vanity and top, medicine cabinet, hardware, faucet, shower head, epoxy-coated tub, linen cabinet, and new toilet. Additional updates include new heat registers, thermostat, new furnace, new A/C unit, plus a new bifold door in the second bedroom. Exterior improvements include a new rubber membrane roof with 3 coats of 20-year sealer, new drip edge, and new Galvalume aluminum underlayment (50-year guarantee). The shed is only seven months old. Move-in ready with nearly everything replaced come see this beautifully refreshed home!

Key facts

• New drywall
• Fresh paint
• New receptacles

Tags

• VINYL PLANK FLOORING
• UPDATED SUBFLOOR
• NEW DRYWALL
• FRESH PAINT
• NEW LIGHT SWITCHES
• NEW RECEPTACLES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $100k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/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 12.2% 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 B — 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; 1 comparable units currently listed for rent nearby; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 35% 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 $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.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $100k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→15/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 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.50% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.12%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (median comp): $99,622
• List price: $100,000
• Delta: 0.38%
• 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: 10.5%
• Equity multiple: 1.40×
• Total profit: $11,285
• Equity at exit: $14,910

10-year hold

• IRR: 17.3%
• Equity multiple: 2.25×
• Total profit: $35,081
• 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 →

ZIP-level market 86409

• Rents YoY: 0.3%
• Active inventory: 643
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,499 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $493

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 62%

Sensitivity live

Price	-10% $562	-5% $527	+0% $493	+5% $458	+10% $424
Rent	-10% $374	-5% $434	+0% $493	+5% $552	+10% $611
Rate	-1.0pp $543	-0.5pp $518	base $493	+0.5pp $467	+1.0pp $441

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
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2915 E Thompson Ave Kingman, AZ	2.0	2.0	792	$1,150	$1.45	44d	1	1.46mi

Listing history 30 events

1. 2026-06-18
   days on market $100,000 Active 197 DOM
2. 2026-06-17
   days on market $100,000 Active 196 DOM
3. 2026-06-16
   days on market $100,000 Active 195 DOM
4. 2026-06-15
   days on market $100,000 Active 194 DOM
5. 2026-06-14
   days on market $100,000 Active 192 DOM
6. 2026-06-13
   days on market $100,000 Active 191 DOM
7. 2026-06-10
   days on market $100,000 Active 189 DOM
8. 2026-06-09
   days on market $100,000 Active 188 DOM
9. 2026-06-08
   days on market $100,000 Active 187 DOM
10. 2026-06-07
    days on market $100,000 Active 186 DOM
11. 2026-06-05
    days on market $100,000 Active 183 DOM
12. 2026-06-03
    days on market $100,000 Active 182 DOM
13. 2026-06-02
    days on market $100,000 Active 181 DOM
14. 2026-06-01
    days on market $100,000 Active 180 DOM
15. 2026-05-31
    days on market $100,000 Active 179 DOM
16. 2026-05-30
    days on market $100,000 Active 178 DOM
17. 2026-04-21
    price $100,000 939-char remark

    Show marketing remark (939 chars)

    Completely updated 3 bedroom, 1 bathroom home with modern upgrades throughout! This home features new vinyl plank flooring, updated subfloor where needed, mostly new drywall with fresh paint, new light switches, receptacles, lighting, windows, blinds, and all new interior/exterior doors. The kitchen has been fully remodeled with new cabinets, countertops, sink, and dishwasher. The bathroom offers a new vanity and top, medicine cabinet, hardware, faucet, shower head, epoxy-coated tub, linen cabinet, and new toilet. Additional updates include new heat registers, thermostat, new furnace, new A/C unit, plus a new bifold door in the second bedroom. Exterior improvements include a new rubber membrane roof with 3 coats of 20-year sealer, new drip edge, and new Galvalume aluminum underlayment (50-year guarantee). The shed is only seven months old. Move-in ready with nearly everything replaced come see this beautifully refreshed home!

18. 2026-03-16
    status Active 939-char remark

    Show marketing remark (939 chars)

    Completely updated 3 bedroom, 1 bathroom home with modern upgrades throughout! This home features new vinyl plank flooring, updated subfloor where needed, mostly new drywall with fresh paint, new light switches, receptacles, lighting, windows, blinds, and all new interior/exterior doors. The kitchen has been fully remodeled with new cabinets, countertops, sink, and dishwasher. The bathroom offers a new vanity and top, medicine cabinet, hardware, faucet, shower head, epoxy-coated tub, linen cabinet, and new toilet. Additional updates include new heat registers, thermostat, new furnace, new A/C unit, plus a new bifold door in the second bedroom. Exterior improvements include a new rubber membrane roof with 3 coats of 20-year sealer, new drip edge, and new Galvalume aluminum underlayment (50-year guarantee). The shed is only seven months old. Move-in ready with nearly everything replaced come see this beautifully refreshed home!

19. 2026-03-09
    status Pending 939-char remark

    Show marketing remark (939 chars)

    Completely updated 3 bedroom, 1 bathroom home with modern upgrades throughout! This home features new vinyl plank flooring, updated subfloor where needed, mostly new drywall with fresh paint, new light switches, receptacles, lighting, windows, blinds, and all new interior/exterior doors. The kitchen has been fully remodeled with new cabinets, countertops, sink, and dishwasher. The bathroom offers a new vanity and top, medicine cabinet, hardware, faucet, shower head, epoxy-coated tub, linen cabinet, and new toilet. Additional updates include new heat registers, thermostat, new furnace, new A/C unit, plus a new bifold door in the second bedroom. Exterior improvements include a new rubber membrane roof with 3 coats of 20-year sealer, new drip edge, and new Galvalume aluminum underlayment (50-year guarantee). The shed is only seven months old. Move-in ready with nearly everything replaced come see this beautifully refreshed home!

20. 2026-01-05
    price $110,000 939-char remark

    Show marketing remark (939 chars)

    Completely updated 3 bedroom, 1 bathroom home with modern upgrades throughout! This home features new vinyl plank flooring, updated subfloor where needed, mostly new drywall with fresh paint, new light switches, receptacles, lighting, windows, blinds, and all new interior/exterior doors. The kitchen has been fully remodeled with new cabinets, countertops, sink, and dishwasher. The bathroom offers a new vanity and top, medicine cabinet, hardware, faucet, shower head, epoxy-coated tub, linen cabinet, and new toilet. Additional updates include new heat registers, thermostat, new furnace, new A/C unit, plus a new bifold door in the second bedroom. Exterior improvements include a new rubber membrane roof with 3 coats of 20-year sealer, new drip edge, and new Galvalume aluminum underlayment (50-year guarantee). The shed is only seven months old. Move-in ready with nearly everything replaced come see this beautifully refreshed home!

21. 2025-11-25
    listed $125,000 Active 939-char remark

    Show marketing remark (939 chars)

    Completely updated 3 bedroom, 1 bathroom home with modern upgrades throughout! This home features new vinyl plank flooring, updated subfloor where needed, mostly new drywall with fresh paint, new light switches, receptacles, lighting, windows, blinds, and all new interior/exterior doors. The kitchen has been fully remodeled with new cabinets, countertops, sink, and dishwasher. The bathroom offers a new vanity and top, medicine cabinet, hardware, faucet, shower head, epoxy-coated tub, linen cabinet, and new toilet. Additional updates include new heat registers, thermostat, new furnace, new A/C unit, plus a new bifold door in the second bedroom. Exterior improvements include a new rubber membrane roof with 3 coats of 20-year sealer, new drip edge, and new Galvalume aluminum underlayment (50-year guarantee). The shed is only seven months old. Move-in ready with nearly everything replaced come see this beautifully refreshed home!

22. 2024-11-27
    soldstatus $32,000
23. 2020-02-06
    soldstatus $10,000 84-char remark

    Show marketing remark (84 chars)

    Fix up affixed mobile - great possibilities for re-hab - first time buyer or rental

24. 2020-02-06
    soldstatus $20,000

    Show marketing remark (84 chars)

    Fix up affixed mobile - great possibilities for re-hab - first time buyer or rental

25. 2019-05-04
    listed $14,900 84-char remark

    Show marketing remark (84 chars)

    Fix up affixed mobile - great possibilities for re-hab - first time buyer or rental

26. 2010-02-24
    soldstatus $59,950
27. 2007-10-05
    soldstatus $59,950
28. 2007-08-29
    soldstatus $75,000
29. 2004-07-23
    soldstatus $15,900
30. 1990-03-14
    soldstatus $4,000

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 15 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: $17,983
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$2,909
• Taxable income: $4,595
• Est. tax owed @ 24.0%: −$1,103
• After-tax cash flow: $4,811/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

• 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

+2400.0% since first listed

14 events — show timeline

• 2026-04-21 Price Changed $100,000 WARDEX
• 2026-03-16 Relisted — WARDEX
• 2026-03-09 Pending — WARDEX
• 2026-01-05 Price Changed $110,000 WARDEX
• 2025-11-25 Listed $125,000 WARDEX
• 2024-11-27 Sold (Public Records) $32,000 Public Records
• 2020-02-06 Sold (Public Records) $20,000 Public Records
• 2020-02-06 Sold (MLS) $10,000 WARDEX
• 2019-05-04 Listed $14,900 WARDEX
• 2010-02-24 Sold (Public Records) $59,950 Public Records
• 2007-10-05 Sold (Public Records) $59,950 Public Records
• 2007-08-29 Sold (Public Records) $75,000 Public Records
• 2004-07-23 Sold (Public Records) $15,900 Public Records
• 1990-03-14 Sold (Public Records) $4,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $170 · +1.8% YoY. Source: county tax records.