3656 E Dove Ln · Kingman, AZ 86409

$58,000

1 bd · 1.0 ba · 672 sqft · Land public records · 107 Days on market

Built 1972 0.26 ac lot $86/sqft · 28% below area Est $80k · 28% under ↓ 17% since listing

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

1 bedroom, 1 bath mobile home on double lot. Two working septic tanks in place. Cozy wood stove installed for heat. This is a handyman special! Ready to make your own. Great investment property to fix and flip! Lots may be able to be split back into two.

Key facts

• Wood stove
• Double lot
• Investment property

Tags

• DOUBLE LOT
• TWO WORKING SEPTIC TANKS
• WOOD STOVE
• INVESTMENT PROPERTY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $58k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $53k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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; 1 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 $401 of loan paydown is wiped out by about $2k 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 $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 4→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,780 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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?
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 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: 1.84% ✓
• Cap rate: 16.67%
• Cash-on-cash: 37.07%
• DSCR: 2.65
• GRM: 4.5

CMA / ARV

• ARV (median comp): $80,243
• List price: $58,000
• Delta: -27.72%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 30.1%
• Equity multiple: 2.22×
• Total profit: $19,745
• Equity at exit: $8,648

10-year hold

• IRR: 35.9%
• Equity multiple: 3.92×
• Total profit: $47,411
• Equity at exit: $5,015

Cash invested: $16,240 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$304
• Tax from tax record: −$11 /mo · $132/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $502

Break-even live

Break-even rent $430

Max offer price $58,000

Occupancy floor 48%

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3600 E Thompson Ave Kingman, AZ	1.0	1.0	600	$800	$1.33	44d	1	1.10mi

Listing history 15 events

1. 2026-06-13
   status $58,000 Pending 107 DOM
2. 2026-06-10
   days on market $58,000 Active 107 DOM
3. 2026-06-09
   days on market $58,000 Active 106 DOM
4. 2026-06-08
   days on market $58,000 Active 105 DOM
5. 2026-06-07
   days on market $58,000 Active 104 DOM
6. 2026-06-05
   days on market $58,000 Active 101 DOM
7. 2026-06-03
   days on market $58,000 Active 100 DOM
8. 2026-06-02
   days on market $58,000 Active 99 DOM
9. 2026-06-01
   days on market $58,000 Active 98 DOM
10. 2026-05-31
    days on market $58,000 Active 97 DOM
11. 2026-05-30
    days on market $58,000 Active 96 DOM
12. 2026-05-05
    price $58,000 254-char remark

    Show marketing remark (254 chars)

    1 bedroom, 1 bath mobile home on double lot. Two working septic tanks in place. Cozy wood stove installed for heat. This is a handyman special! Ready to make your own. Great investment property to fix and flip! Lots may be able to be split back into two.

13. 2026-04-09
    price $60,000 254-char remark

    Show marketing remark (254 chars)

    1 bedroom, 1 bath mobile home on double lot. Two working septic tanks in place. Cozy wood stove installed for heat. This is a handyman special! Ready to make your own. Great investment property to fix and flip! Lots may be able to be split back into two.

14. 2026-03-20
    price $65,000 254-char remark

    Show marketing remark (254 chars)

    1 bedroom, 1 bath mobile home on double lot. Two working septic tanks in place. Cozy wood stove installed for heat. This is a handyman special! Ready to make your own. Great investment property to fix and flip! Lots may be able to be split back into two.

15. 2026-02-23
    listed $70,000 Active 254-char remark

    Show marketing remark (254 chars)

    1 bedroom, 1 bath mobile home on double lot. Two working septic tanks in place. Cozy wood stove installed for heat. This is a handyman special! Ready to make your own. Great investment property to fix and flip! Lots may be able to be split back into two.

ⓘ 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: $132 · $11/mo
• Projected year-2 tax: $383 · $32/mo
• Expected delta: +$251/yr (+$21/mo · 190.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 4 d/yr ≥100°F today · 10 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: $12,774
• − Mortgage interest: −$3,249
• − Property taxes: −$132
• − Insurance: −$290
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$1,687
• Taxable income: $5,372
• Est. tax owed @ 24.0%: −$1,289
• After-tax cash flow: $4,730/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

• 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

-17.1% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $58,000 WARDEX
• 2026-04-09 Price Changed $60,000 WARDEX
• 2026-03-20 Price Changed $65,000 WARDEX
• 2026-02-23 Listed $70,000 WARDEX

Property tax history

-7.9%/yr

Latest (2025): $132 · +1.7% YoY. Source: county tax records.