2110 E Packard Ave · New Kingman-Butler, AZ 86409

$128,000

2 bd · 1.5 ba · 937 sqft · Land public records · 37 Days on market

Built 1983 6,098 sqft lot $137/sqft · 27% above area Est $101k · 27% over

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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 +18.0/30.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and well-maintained 2-bedroom, 2-bath home featuring a 1-car garage and dedicated workshop space. This inviting property offers a warm and comfortable layout, including a spacious kitchen, a generously sized living room, and a versatile bonus room with its own closet perfect for use as a third bedroom, home office, or craft space. The primary bedroom includes convenient access to the main bathroom, while the guest bedroom features a private half bath, providing added comfort and privacy for visitors. Enjoy outdoor living at its best with a fully fenced property, highlighted by a secluded covered patio and a lower private entertaining area complete with a BBQ space. The backyard also features a grassy area and a separate shed/workshop, all thoughtfully divided from the front yard for added functionality. Additional features include a converted covered parking area now serving as a 1-car garage, plus ample space for RV parking. Take in the beautiful views of Bull Mountain from the front yard. This home is an ideal fit for retirees, first-time buyers, or investors seeking a versatile and appealing property.

Key facts

• Private half bath
• Spacious kitchen
• Covered patio

Tags

• DEDICATED WORKSHOP SPACE
• SPACIOUS KITCHEN
• VERSATILE BONUS ROOM
• PRIVATE HALF BATH
• FULLY FENCED PROPERTY
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath land listed at $128k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (1.6% below list).
• Recommended offer: $124k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 D — 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 $885 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 37 days — a 3% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $85k; list at $128k implies a 51% gain — meaningful room to come down on a strong offer.

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 $124,160 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.98% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $100,586
• List price: $128,000
• Delta: 27.25%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.6%
• Equity multiple: 0.53×
• Total profit: $-17,006
• Equity at exit: $19,085

10-year hold

• IRR: -9.5%
• Equity multiple: 0.48×
• Total profit: $-18,518
• Equity at exit: $11,067

Cash invested: $35,840 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$671
• Tax est. 1.5%: −$160 /mo · $1,920/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $110

Break-even live

Break-even rent $1,120

Max offer price $128,000

Occupancy floor 86%

Sensitivity live

Price	-10% $199	-5% $154	+0% $110	+5% $66	+10% $22
Rent	-10% $11	-5% $60	+0% $110	+5% $160	+10% $210
Rate	-1.0pp $175	-0.5pp $143	base $110	+0.5pp $77	+1.0pp $43

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: $32,000
• Closing costs: $3,840
• 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	0.80mi
2915 E Thompson Ave Kingman, AZ	2.0	2.0	792	$1,150	$1.45	44d	1	0.85mi

Listing history 5 events

1. 2026-05-18
   status Pending 1130-char remark

   Show marketing remark (1130 chars)

   Charming and well-maintained 2-bedroom, 2-bath home featuring a 1-car garage and dedicated workshop space. This inviting property offers a warm and comfortable layout, including a spacious kitchen, a generously sized living room, and a versatile bonus room with its own closet perfect for use as a third bedroom, home office, or craft space. The primary bedroom includes convenient access to the main bathroom, while the guest bedroom features a private half bath, providing added comfort and privacy for visitors. Enjoy outdoor living at its best with a fully fenced property, highlighted by a secluded covered patio and a lower private entertaining area complete with a BBQ space. The backyard also features a grassy area and a separate shed/workshop, all thoughtfully divided from the front yard for added functionality. Additional features include a converted covered parking area now serving as a 1-car garage, plus ample space for RV parking. Take in the beautiful views of Bull Mountain from the front yard. This home is an ideal fit for retirees, first-time buyers, or investors seeking a versatile and appealing property.

2. 2026-04-11
   listed $128,000 Active 1130-char remark

   Show marketing remark (1130 chars)

   Charming and well-maintained 2-bedroom, 2-bath home featuring a 1-car garage and dedicated workshop space. This inviting property offers a warm and comfortable layout, including a spacious kitchen, a generously sized living room, and a versatile bonus room with its own closet perfect for use as a third bedroom, home office, or craft space. The primary bedroom includes convenient access to the main bathroom, while the guest bedroom features a private half bath, providing added comfort and privacy for visitors. Enjoy outdoor living at its best with a fully fenced property, highlighted by a secluded covered patio and a lower private entertaining area complete with a BBQ space. The backyard also features a grassy area and a separate shed/workshop, all thoughtfully divided from the front yard for added functionality. Additional features include a converted covered parking area now serving as a 1-car garage, plus ample space for RV parking. Take in the beautiful views of Bull Mountain from the front yard. This home is an ideal fit for retirees, first-time buyers, or investors seeking a versatile and appealing property.

3. 2021-10-19
   soldstatus $85,000 909-char remark

   Show marketing remark (909 chars)

   GREAT SIZE LOT WITH CARPORT AND DOUBLE SHED WITH WORK BENCH IN FRONT SHED * COMPLETELY FENCED AND CROSS FENCED * 2 SLIDING GATES AND NUMEROUS MAN GATES * FRONT SLIDING GATE HAS AN OPENER THAT IS SOLAR POWERED W/ REMOTE * GREAT SECLUDED OUTDOOR SHOWER AREA * GOOD CONDITION WITH NEWER PAINT OUTSIDE * LITTLE CLEAN UP AND THIS IS A PERFECT OPEN FLOOR PLAN HOME * WITH A DOOR ADDED THERE COULD BE A THIRD BED ROOM IN THE ADDITION * COVERED PATIO/DECK OFF SIDE FRONT DOOR AND BACK DOOR AREA * FRIG, WASHER & DRYER STAY AND IN WORKING CONDITION * FURNISHINGS AND ITEMS IN THE SHED STAY WITH HOME * ASPHALT PARKING AREA DRIVEWAY * SOME MATURE LANDSCAPING AND EASY CARE ROCK SURROUND THE OUTSIDE * PLEASE NOTE HOME MAY OR MAY NOT HAVE BEEN MOVED AS ITS A 1983 BUT PERMITS SHOW IT HAS PLACED ON LOT 1989 * NOTE SELLER HAS NO KNOWLEDGE OF ANY TIE DOWNS UNDER HOME AND CAN NOT ADD THEM

4. 2021-10-19
   soldstatus $85,000

   Show marketing remark (909 chars)

   GREAT SIZE LOT WITH CARPORT AND DOUBLE SHED WITH WORK BENCH IN FRONT SHED * COMPLETELY FENCED AND CROSS FENCED * 2 SLIDING GATES AND NUMEROUS MAN GATES * FRONT SLIDING GATE HAS AN OPENER THAT IS SOLAR POWERED W/ REMOTE * GREAT SECLUDED OUTDOOR SHOWER AREA * GOOD CONDITION WITH NEWER PAINT OUTSIDE * LITTLE CLEAN UP AND THIS IS A PERFECT OPEN FLOOR PLAN HOME * WITH A DOOR ADDED THERE COULD BE A THIRD BED ROOM IN THE ADDITION * COVERED PATIO/DECK OFF SIDE FRONT DOOR AND BACK DOOR AREA * FRIG, WASHER & DRYER STAY AND IN WORKING CONDITION * FURNISHINGS AND ITEMS IN THE SHED STAY WITH HOME * ASPHALT PARKING AREA DRIVEWAY * SOME MATURE LANDSCAPING AND EASY CARE ROCK SURROUND THE OUTSIDE * PLEASE NOTE HOME MAY OR MAY NOT HAVE BEEN MOVED AS ITS A 1983 BUT PERMITS SHOW IT HAS PLACED ON LOT 1989 * NOTE SELLER HAS NO KNOWLEDGE OF ANY TIE DOWNS UNDER HOME AND CAN NOT ADD THEM

5. 2021-06-26
   listed $89,700 909-char remark

   Show marketing remark (909 chars)

   GREAT SIZE LOT WITH CARPORT AND DOUBLE SHED WITH WORK BENCH IN FRONT SHED * COMPLETELY FENCED AND CROSS FENCED * 2 SLIDING GATES AND NUMEROUS MAN GATES * FRONT SLIDING GATE HAS AN OPENER THAT IS SOLAR POWERED W/ REMOTE * GREAT SECLUDED OUTDOOR SHOWER AREA * GOOD CONDITION WITH NEWER PAINT OUTSIDE * LITTLE CLEAN UP AND THIS IS A PERFECT OPEN FLOOR PLAN HOME * WITH A DOOR ADDED THERE COULD BE A THIRD BED ROOM IN THE ADDITION * COVERED PATIO/DECK OFF SIDE FRONT DOOR AND BACK DOOR AREA * FRIG, WASHER & DRYER STAY AND IN WORKING CONDITION * FURNISHINGS AND ITEMS IN THE SHED STAY WITH HOME * ASPHALT PARKING AREA DRIVEWAY * SOME MATURE LANDSCAPING AND EASY CARE ROCK SURROUND THE OUTSIDE * PLEASE NOTE HOME MAY OR MAY NOT HAVE BEEN MOVED AS ITS A 1983 BUT PERMITS SHOW IT HAS PLACED ON LOT 1989 * NOTE SELLER HAS NO KNOWLEDGE OF ANY TIE DOWNS UNDER HOME AND CAN NOT ADD THEM

ⓘ 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 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: $15,109
• − Mortgage interest: −$7,170
• − Property taxes: −$1,920
• − Insurance: −$640
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$3,724
• Taxable loss: −$762
• Est. tax savings @ 24.0%: +$183
• After-tax cash flow: $1,504/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

+42.7% since first listed

5 events — show timeline

• 2026-05-18 Pending — WARDEX
• 2026-04-11 Listed $128,000 WARDEX
• 2021-10-19 Sold (Public Records) $85,000 Public Records
• 2021-10-19 Sold (MLS) $85,000 WARDEX
• 2021-06-26 Listed $89,700 WARDEX

Property tax history

+2.2%/yr

Latest (2025): $229 · +1.7% YoY. Source: county tax records.